255 Francis Mine State Rd · Smith, PA 15021

$130,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 293 Days on market

Built 1900 0.39 ac lot $113/sqft · 20% below area Est $162k · 20% under ↓ 11% since listing

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Why this score? — see what drove the B- 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Appreciation +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this updated spacious 2 story brick house on a corner lot. Kitchen, Living Room, Entry Way and Bathroom on Main Level. A beautiful set of stairs leads you up to the 2 Bedrooms. Top of stairs is a stained glass window. The brick construction offers low maintenance and long term durability. It is minutes away from Pittsburgh Airport, Robinson, Washington, Weirton, WV. Back porch is covered along with front deck. Small shed included.

Key facts

• Stained glass window
• Front deck
• Small shed

Tags

• CORNER LOT
• STAINED GLASS WINDOW
• BRICK CONSTRUCTION
• COVERED BACK PORCH
• FRONT DECK
• SMALL SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Burgettstown Area SD (rural): math 22% / reading 48% proficiency, ranked #411 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $161,676
• List price: $130,000
• Delta: -19.59%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Francis Mine State Rd	0.53mi	3/1.0 (+1)	1,072 (-7%)	10mo	$157,000	$146	50

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

Projected returns pro-forma

-2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,454
• Equity at exit: $19,866

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $17,244
• Equity at exit: $12,070

Cash invested: $36,400 (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 15021

• Home prices YoY: -1.1%
• Active inventory: 47
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $254

Break-even live

Break-even rent $1,043

Max offer price $130,000

Occupancy floor 76%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 293 DOM
2. 2026-06-17
   days on market $130,000 Active 292 DOM
3. 2026-06-16
   days on market $130,000 Active 291 DOM
4. 2026-06-15
   days on market $130,000 Active 290 DOM
5. 2026-06-13
   days on market $130,000 Active 288 DOM
6. 2026-06-12
   days on market $130,000 Active 287 DOM
7. 2026-06-09
   days on market $130,000 Active 284 DOM
8. 2026-06-08
   days on market $130,000 Active 283 DOM
9. 2026-06-08
   days on market $130,000 Active 282 DOM
10. 2026-06-04
    days on market $130,000 Active 278 DOM
11. 2026-06-02
    days on market $130,000 Active 277 DOM
12. 2026-06-01
    days on market $130,000 Active 276 DOM
13. 2026-05-31
    days on market $130,000 Active 275 DOM
14. 2026-02-18
    price $154,900 445-char remark

    Show marketing remark (445 chars)

    Welcome to this updated spacious 2 story brick house on a corner lot. Kitchen, Living Room, Entry Way and Bathroom on Main Level. A beautiful set of stairs leads you up to the 2 Bedrooms. Top of stairs is a stained glass window. The brick construction offers low maintenance and long term durability. It is minutes away from Pittsburgh Airport, Robinson, Washington, Weirton, WV. Back porch is covered along with front deck. Small shed included.

15. 2025-09-22
    price $160,000 445-char remark

    Show marketing remark (445 chars)

    Welcome to this updated spacious 2 story brick house on a corner lot. Kitchen, Living Room, Entry Way and Bathroom on Main Level. A beautiful set of stairs leads you up to the 2 Bedrooms. Top of stairs is a stained glass window. The brick construction offers low maintenance and long term durability. It is minutes away from Pittsburgh Airport, Robinson, Washington, Weirton, WV. Back porch is covered along with front deck. Small shed included.

16. 2025-08-29
    listed $175,000 Active 445-char remark

    Show marketing remark (445 chars)

    Welcome to this updated spacious 2 story brick house on a corner lot. Kitchen, Living Room, Entry Way and Bathroom on Main Level. A beautiful set of stairs leads you up to the 2 Bedrooms. Top of stairs is a stained glass window. The brick construction offers low maintenance and long term durability. It is minutes away from Pittsburgh Airport, Robinson, Washington, Weirton, WV. Back porch is covered along with front deck. Small shed included.

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$499/yr (+$42/mo · 47.2%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,375
• − Mortgage interest: −$7,282
• − Property taxes: −$1,057
• − Insurance: −$650
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,782
• Taxable income: $985
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,813/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: Burgettstown Area SD
• NCES district ID: 4204500
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $49,509
• Composite: 30.2/100
• National rank: #6310
• State rank: #411 of 539 in PA

Livability — Smith

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,775

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 9% Serbian 4% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.92%
• Current HPI: 258.4607
• Rent YoY: —
• Metro: —
• 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

-11.5% since first listed

3 events — show timeline

• 2026-02-18 Price Changed $154,900 West Penn MLS
• 2025-09-22 Price Changed $160,000 West Penn MLS
• 2025-08-29 Listed $175,000 West Penn MLS

Property tax history

+6.5%/yr

Latest (2026): $1,057 · +9.3% YoY. Source: county tax records.