6309 Whitewood St · Bethel Park, PA 15129

$217,500

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 42 Days on market

Built 1955 7,501 sqft lot $193/sqft · 6% below area Est $232k · 6% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.4/30.0
• ARV discount +10.3/15.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this thoughtfully maintained all-brick Cape Cod, tucked into a quiet South Park Township street and ready for its next chapter. From the moment you arrive, the curb appeal speaks for itself with manicured landscaping, a sweeping stone-and-mulch garden bed, and a covered front patio that invites you to slow down and stay awhile. Step inside to a sunlit living room where oversized windows pour natural light across original hardwood floors. The eat-in kitchen, thoughtfully remodeled in 2025, features crisp white shaker cabinetry, stainless steel appliances, generous counter space, and a sunny window above the sink. A beautifully renovated full bathroom (2023) brings a fresh, mo

Key facts

• Remodeled kitchen
• Covered front patio
• Eat-in kitchen

Tags

• MANICURED LANDSCAPING
• COVERED FRONT PATIO
• SUNLIT LIVING ROOM
• ORIGINAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• REMODELED KITCHEN

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; Built-in parking spaces (total 6)
• Utilities: Public water; Public sewer
• Home design: Brick construction; 3 stories; Resale property
• Construction: Brick exterior; Asphalt roof; Home warranty included
• Exterior features: Small yard on a 0.1722-acre lot

Interior

• Kitchen: Microwave; Refrigerator; Stove; Disposal; Some electric appliances
• Bedrooms: Upper bedroom (12x13); Upper bedroom (9x11); Main level bedroom (9x12); Additional main level room (10x11)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central electric air conditioning
• Interior features: Screens on windows; Unfinished interior-entry basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-76 ($-916/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (19.6% below list).
• Recommended offer: $175k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Bethel Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#70 in PA, #483 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, commute F.
• South Park SD (suburban): math 46% / reading 63% proficiency, ranked #101 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: South Park Elem Center (math 41% / reading 70%, grade C, #492 of 1,518 statewide, top 33%, 679 students, 35% FRL); South Park Ms (math 38% / reading 60%, grade C-, #140 of 512 statewide, top 28%, 541 students, 32% FRL); South Park Shs (math 77%, 560 students, 22% FRL).
• Market conditions: Rents flat; 54 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $218k implies a 424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,882 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 10.4

CMA / ARV

• ARV (median comp): $231,872
• List price: $217,500
• Delta: -6.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6312 Helen St	0.20mi	3/1.0	1,122 (-0%)	1mo	$205,000	$183	89
6415 Helen St	0.16mi	3/2.0	1,125 (0%)	2mo	$244,900	$218	87
6412 Helen St	0.24mi	3/1.0	1,125 (0%)	3mo	$100,000	$89	86
6417 Helen St	0.16mi	3/2.0	1,080 (-4%)	1mo	$232,000	$215	81
6222 Pleasant St	0.19mi	4/1.0 (+1)	1,080 (-4%)	1mo	$150,000	$139	79
1543 Roosevelt Ave	0.15mi	3/1.5	1,232 (+10%)	1mo	$250,015	$203	74
6130 Murray Ave	0.17mi	3/2.0	1,026 (-9%)	4mo	$300,000	$292	70
1209 Airedale Dr	0.52mi	3/2.0	1,122 (-0%)	2mo	$170,000	$152	70
6489 Simmons Ave	0.52mi	3/1.5	1,180 (+5%)	2mo	$165,000	$140	64
5985 Murdock Ave	0.64mi	2/1.0 (-1)	1,158 (+3%)	0mo	$225,000	$194	60
1236 Fox Terrier Dr	0.52mi	3/1.5	1,265 (+12%)	1mo	$245,000	$194	52
5922 Wallace Ave	0.73mi	3/1.5	1,032 (-8%)	2mo	$265,000	$257	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.29% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-44,749
• Equity at exit: $32,430

10-year hold

• IRR: -23.5%
• Equity multiple: -0.04×
• Total profit: $-63,277
• Equity at exit: $18,805

Cash invested: $60,900 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15129

• Rents YoY: 0.3%
• Active inventory: 54
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$227 /mo · $2,720/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-76

Break-even live

Break-even rent $1,845

Max offer price $204,019

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-15	+0% $-76	+5% $-138	+10% $-199
Rent	-10% $-214	-5% $-145	+0% $-76	+5% $-7	+10% $62
Rate	-1.0pp $33	-0.5pp $-21	base $-76	+0.5pp $-133	+1.0pp $-190

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6301 Broad St South Park, PA	3.0	1.0	816	$1,750	$2.14	45d	1	0.09mi
6450 Pleasant St South Park, PA	1.0–2.0	1.0	815	$1,499	$1.84	0d	3	0.38mi
600 Royal Dr South Park Township, PA	1.0–3.0	1.0	801	$1,585	$1.98	0d	16	0.43mi
6478 2nd Ave South Park, PA	3.0	2.0	1326	$1,795	$1.35	45d	1	0.53mi
3001 Perimeter Blvd South Park, PA	1.0–2.0	1.0–2.0	926	$2,105	$2.27	0d	19	0.62mi
1700 Patrick Pl South Park, PA	1.0–3.0	1.0–2.0	972	$1,510	$1.55	3d	15	1.22mi
5751 Pebble Creek Ct Unit 5102 Bethel Park, PA	2.0	1.0	1100	$1,350	$1.23	45d	1	1.39mi
201 Woods Edge Finleyville, PA	3.0	1.5	1500	$1,600	$1.07	9d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   pricestatusdays on market $217,500 Active 42 DOM
2. 2026-06-18
   days on market $235,000 Contingent 41 DOM
3. 2026-06-17
   days on market $235,000 Contingent 40 DOM
4. 2026-06-16
   days on market $235,000 Contingent 39 DOM
5. 2026-06-15
   days on market $235,000 Contingent 38 DOM
6. 2026-06-13
   days on market $235,000 Contingent 36 DOM
7. 2026-06-13
   days on market $235,000 Contingent 35 DOM
8. 2026-06-09
   days on market $235,000 Contingent 32 DOM
9. 2026-06-08
   days on market $235,000 Contingent 31 DOM
10. 2026-06-07
    days on market $235,000 Contingent 30 DOM
11. 2026-06-05
    days on market $235,000 Contingent 27 DOM
12. 2026-06-03
    days on market $235,000 Contingent 26 DOM
13. 2026-06-02
    days on market $235,000 Contingent 25 DOM
14. 2026-06-02
    status $235,000 Contingent 24 DOM
15. 2026-06-01
    days on market $235,000 Active 24 DOM
16. 2026-05-31
    days on market $235,000 Active 23 DOM
17. 2026-05-08
    listed $235,000 Active 2058-char remark
18. 1987-10-26
    soldstatus $41,500
19. 1984-03-22
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,720 · $227/mo
• Projected year-2 tax: $3,078 · $257/mo
• Expected delta: +$358/yr (+$30/mo · 13.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,986
• − Mortgage interest: −$12,183
• − Property taxes: −$2,720
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$6,327
• Taxable loss: −$4,690
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $210/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: South Park SD
• NCES district ID: 4222060
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $66,606
• Composite: 48.04/100
• National rank: #2194
• State rank: #101 of 539 in PA

Livability — Bethel Park

• Score: 85/100
• State rank: #70
• US rank: #483

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 10,789
• Household income: $99,519
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 269.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Asian 2%
• Common ancestry: Romanian 9% Slovak 3% Serbian 2%
• Foreign-born: 3% · India, Canada, Jamaica
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.17%
• Current HPI: 261.5253
• Rent YoY: ▲ 0.29%
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+1075.0% since first listed

4 events — show timeline

• 2026-06-01 Contingent — West Penn MLS
• 2026-05-08 Listed $235,000 West Penn MLS
• 1987-10-26 Sold (Public Records) $41,500 Public Records
• 1984-03-22 Sold (Public Records) $20,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,720 · +2.3% YoY. Source: county tax records.