55 Pumpkin Center Rd · Union, PA 15332

$189,900

4 bd · 1.5 ba · 2,172 sqft · SingleFamily public records · 14 Days on market

Built 1920 0.60 ac 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Finleyville! Spacious 4 bedroom 2 bathroom home with so much potential! Large kitchen with plenty of cabinetry! Stone fireplace in living room! Basement for additional storage! Centrally located!

Key facts

• Fully gutted
• Private layout
• Kitchen cabinets

Tags

• PRIVATE LAYOUT
• FULLY GUTTED
• ENTIRE HOUSE REWIRED
• ROUGH-IN PLUMBING COMPLETED
• NEW ROOF
• KITCHEN CABINETS

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: 2-story home; Resale property; Asphalt roof
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Off-street parking; Nearly 0.6-acre lot; Public transportation nearby

Interior

• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Full walk-out basement; Wood-burning fireplace
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 54 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 37% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $190k implies a 696% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $23,892
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Pumpkin Center Rd	0.00mi	4/2.0	2,172 (0%)	18mo	$23,850	$11	83

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-8,697
• Equity at exit: $28,315

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $20,858
• Equity at exit: $16,419

Cash invested: $53,172 (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 15332

• Home prices YoY: -10.7%
• Active inventory: 54
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $347

Break-even live

Break-even rent $1,602

Max offer price $189,900

Occupancy floor 78%

Sensitivity live

Price	-10% $454	-5% $400	+0% $347	+5% $293	+10% $239
Rent	-10% $185	-5% $266	+0% $347	+5% $427	+10% $508
Rate	-1.0pp $442	-0.5pp $395	base $347	+0.5pp $297	+1.0pp $247

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $189,900 Active 14 DOM
2. 2026-06-17
   days on market $189,900 Active 13 DOM
3. 2026-06-16
   days on market $189,900 Active 12 DOM
4. 2026-06-15
   days on market $189,900 Active 11 DOM
5. 2026-06-13
   days on market $189,900 Active 9 DOM
6. 2026-06-13
   pricedays on market $189,900 Active 8 DOM
7. 2026-06-09
   days on market $199,900 Active 5 DOM
8. 2026-06-08
   days on market $199,900 Active 4 DOM
9. 2026-06-07
   days on market $199,900 Active 3 DOM
10. 2026-06-05
    remarks 691-char remark
11. 2026-06-05
    listed $199,900 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: $2,288 · $191/mo
• Projected year-2 tax: $2,644 · $220/mo
• Expected delta: +$356/yr (+$30/mo · 15.6%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,489
• − Mortgage interest: −$10,637
• − Property taxes: −$2,288
• − Insurance: −$950
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$5,524
• Taxable income: $1,172
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,878/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 — Union

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

Census & demographics

• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 7,678
• Household income: $66,578
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 145.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -28.78%
• Current HPI: 239.7401
• 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

+654.3% since first listed

6 events — show timeline

• 2026-06-03 Listed $199,900 West Penn MLS
• 2025-01-06 Sold (MLS) $23,850 West Penn MLS
• 2024-10-07 Contingent — West Penn MLS
• 2024-09-10 Price Changed $23,850 West Penn MLS
• 2024-08-12 Price Changed $25,175 West Penn MLS
• 2024-07-12 Listed $26,500 West Penn MLS

Property tax history

+3.6%/yr

Latest (2026): $2,288 · +3.9% YoY. Source: county tax records.