107 9th St · Donora, PA 15033

$149,900

4 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 12 Days on market

Built 1910 4,621 sqft lot

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

SPECTACULAR 5 BEDROOM 2 FULL BATH HOME IN THE HEART OF RINGGOLD SCHOOL DISTRICT. ACROSS FROM THE COMMUNITY PARK, THIS BEAUTIFUL HOME IS IN AN IDEAL LOCATION WITH BEING ON A CORNER LOT AND FULL ACCESS TO THE PLAYGROUND AND WALKING DISTANCE TO THE GENERAL STORE. WELCOME TO THE OVERSIZED COVERED FRONT PORCH, PERFECT FOR THAT MORNING CUP OF JOE OR WATCHING THE LITTLE ONES IN THE PARK. THE MAIN LEVEL BOASTS A HUGE FOYER AND INVITES YOU TO A LARGE LIVING ROOM AND IS OPEN TO A NICE DINING ROOM, PERFECT FOR THOSE FAMILY GET-TOGETHERS. THE LARGE EAT IN KITCHEN IS PERFECT WITH INCLUDED APPLIANCES, PLENTY OF COUNTER SPACE AND ACCESS TO A REAR DECK. THE 2ND UPPER LEVEL HOSTS 2 LARGE BEDROOMS, A LARGE F

Key facts

• Large eat in kitchen
• Huge walk in closet
• Rear deck

Tags

• CORNER LOT
• OVERSIZED COVERED FRONT PORCH
• LARGE EAT IN KITCHEN
• REAR DECK
• MASSIVE MASTER BEDROOM
• HUGE WALK IN CLOSET

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Brick construction; Slate roof
• Exterior features: Public transportation access

Interior

• Kitchen: Refrigerator; Stove; Microwave; Dishwasher
• Bedrooms: Bedroom 2 (Upper); Bedroom 3 (Upper); Bedroom 4 (Upper)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Window treatments; One fireplace
• Laundry & utility: Washer; Dryer; Dedicated laundry room (Lower)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (11.9% below list).
• Recommended offer: $132k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#1,198 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, amenities F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 40% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,987 (11.9% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $59,904
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
832 Thompson	0.09mi	3/1.0 (-1)	1,925 (+3%)	3mo	$55,000	$29	80
950-952 Heslep Ave	0.13mi	4/1.0	1,826 (-2%)	18mo	$5,000	$3	71
438 8th St	0.27mi	4/1.5	1,712 (-8%)	8mo	$35,000	$20	65
218 10th St	0.15mi	4/2.5	2,004 (+7%)	22mo	$55,000	$27	61
106 Castner Ave	0.69mi	3/2.0 (-1)	1,775 (-5%)	0mo	$92,000	$52	54
409 Prospect Ave	0.44mi	3/2.0 (-1)	1,678 (-10%)	17mo	$15,000	$9	43
432 Fourth St	0.47mi	5/2.0 (+1)	2,100 (+12%)	13mo	$67,900	$32	42
107 Mckean Ave	0.64mi	3/1.5 (-1)	1,781 (-5%)	22mo	$80,000	$45	37
151 Grandview Ave	0.65mi	3/2.0 (-1)	1,752 (-6%)	23mo	$220,000	$126	35
122 Castner Ave	0.65mi	4/2.0	2,132 (+14%)	22mo	$150,000	$70	28

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

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.02×
• Total profit: $42,800
• Equity at exit: $85,211

10-year hold

• IRR: 16.4%
• Equity multiple: 3.91×
• Total profit: $122,232
• Equity at exit: $147,281

Cash invested: $41,972 (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 15033

• Home prices YoY: 4.8%
• Active inventory: 21
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $126

Break-even live

Break-even rent $1,160

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $211	-5% $169	+0% $126	+5% $84	+10% $42
Rent	-10% $22	-5% $74	+0% $126	+5% $179	+10% $231
Rate	-1.0pp $202	-0.5pp $165	base $126	+0.5pp $88	+1.0pp $48

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $149,900 Active 12 DOM
2. 2026-06-18
   days on market $149,900 Active 9 DOM
3. 2026-06-17
   days on market $149,900 Active 8 DOM
4. 2026-06-16
   days on market $149,900 Active 7 DOM
5. 2026-06-15
   days on market $149,900 Active 6 DOM
6. 2026-06-13
   days on market $149,900 Active 4 DOM
7. 2026-06-13
   days on market $149,900 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $149,900 Active 1 DOM

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $1,590 · $133/mo
• Expected delta: +$778/yr (+$65/mo · 95.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,838
• − Mortgage interest: −$8,397
• − Property taxes: −$812
• − Insurance: −$750
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,361
• Taxable loss: −$1,015
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,761/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Donora

• Score: 64/100
• State rank: #1198
• US rank: #14079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donora, PA
• County: Washington County · 106,469 people
• City population: 4,572
• Metro: Pittsburgh, PA
• Population (ZIP): 4,572
• Household income: $39,921
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 363.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 5% Romanian 5% Subsaharan African 1%
• Foreign-born: 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: ▲ 5.03%
• Current HPI: 110.5976
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-08 Listed $149,900 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $812 · +2.8% YoY. Source: county tax records.