143 Arabella St · McDonald, PA 15057

$215,000

3 bd · 2.5 ba · 2,592 sqft · SingleFamily public records · 34 Days on market

Built 1880 7,200 sqft lot $83/sqft · 31% below area Est $310k · 31% 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Steeped in character and charm, this 4 bedroom Victorian blends historic detail with comfortable, livable space. Large rooms throughout with tons of natural light. Formal living and dining rooms showcase high ceilings and ornate fireplaces. 6 gas fireplaces (currently shut off) distributed across principal rooms, each fireplace a focal point with carved surrounds and historic tile accents. Most rooms retain original period wallpaper and original wood floors, offering authentic Victorian patina and charm. Kitchen has plenty of space for small table and chairs. Full bath on first floor and one on second floor. Upstairs are four well-proportioned bedrooms, one being captive, perfect for a nursery or transferred to a large closet or dressing room. Large dry basement with that Pittsburgh Potty. Corner lot. Convenient to neighborhood services. 30 mins to downtown Pittsburgh and 16 minutes to the Pittsburgh International Airport. Ideal for buyers who value preservation and character.

Key facts

• Ornate fireplaces
• Large dry basement
• Gas fireplaces

Tags

• HIGH CEILINGS
• ORNATE FIREPLACES
• GAS FIREPLACES
• ORIGINAL WOOD FLOORS
• LARGE DRY BASEMENT
• CORNER LOT

Property features AI

Exterior

• Parking: On-street parking
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property; Asphalt roof; Aluminum siding; Home warranty included
• Construction: Aluminum siding construction; Asphalt roof
• Exterior features: Security system; Lot approximately 58 x 121

Interior

• Kitchen: Kitchen on main level; Stove; Microwave; Refrigerator
• Bedrooms: Four bedrooms (upper level)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced air heating; Wall/window cooling units
• Interior features: Window screens and window treatments; Six gas fireplaces
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (27.2% below list).
• Recommended offer: $157k (27.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#590 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 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 (-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

• It's been on market 34 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,567 (27.2% 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 34 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — 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: 0.73% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 11.4

CMA / ARV

• ARV (median comp): $309,850
• List price: $215,000
• Delta: -30.61%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Laurel Hill Rd	0.51mi	3/3.5	2,266 (-13%)	11mo	$362,500	$160	42

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-48,801
• Equity at exit: $32,057

10-year hold

• IRR: -18.6%
• Equity multiple: -0.00×
• Total profit: $-60,457
• Equity at exit: $18,589

Cash invested: $60,200 (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 15057

• Home prices YoY: -10.7%
• Active inventory: 99
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$239 /mo · $2,869/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-219

Break-even live

Break-even rent $1,843

Max offer price $176,262

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-158	+0% $-219	+5% $-280	+10% $-341
Rent	-10% $-343	-5% $-281	+0% $-219	+5% $-157	+10% $-96
Rate	-1.0pp $-111	-0.5pp $-165	base $-219	+0.5pp $-275	+1.0pp $-332

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $215,000 Active 34 DOM
2. 2026-06-17
   days on market $215,000 Active 33 DOM
3. 2026-06-16
   days on market $215,000 Active 32 DOM
4. 2026-06-15
   days on market $215,000 Active 31 DOM
5. 2026-06-13
   days on market $215,000 Active 29 DOM
6. 2026-06-09
   days on market $215,000 Active 25 DOM
7. 2026-06-08
   days on market $215,000 Active 24 DOM
8. 2026-06-07
   days on market $215,000 Active 23 DOM
9. 2026-06-05
   days on market $215,000 Active 20 DOM
10. 2026-06-03
    days on market $215,000 Active 19 DOM
11. 2026-06-02
    days on market $215,000 Active 18 DOM
12. 2026-06-01
    days on market $215,000 Active 17 DOM
13. 2026-05-31
    days on market $215,000 Active 16 DOM
14. 2026-05-15
    listed $215,000 Active 991-char remark
15. 2025-12-13
    listed $215,000 Active 991-char remark

    Show marketing remark (991 chars)

    Steeped in character and charm, this 4 bedroom Victorian blends historic detail with comfortable, livable space. Large rooms throughout with tons of natural light. Formal living and dining rooms showcase high ceilings and ornate fireplaces. 6 gas fireplaces (currently shut off) distributed across principal rooms, each fireplace a focal point with carved surrounds and historic tile accents. Most rooms retain original period wallpaper and original wood floors, offering authentic Victorian patina and charm. Kitchen has plenty of space for small table and chairs. Full bath on first floor and one on second floor. Upstairs are four well-proportioned bedrooms, one being captive, perfect for a nursery or transferred to a large closet or dressing room. Large dry basement with that Pittsburgh Potty. Corner lot. Convenient to neighborhood services. 30 mins to downtown Pittsburgh and 16 minutes to the Pittsburgh International Airport. Ideal for buyers who value preservation and character.

ⓘ 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: $2,869 · $239/mo
• Projected year-2 tax: $3,133 · $261/mo
• Expected delta: +$264/yr (+$22/mo · 9.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $18,788
• − Mortgage interest: −$12,043
• − Property taxes: −$2,869
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$6,255
• Taxable loss: −$6,460
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $-1,081/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: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — McDonald

• Score: 73/100
• State rank: #590
• US rank: #5635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McDonald, PA
• Population (ZIP): 17,162

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 (87%)
• Race & ethnicity: White 87% Asian 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 91% English-only · Other Asian/Pacific 5% Other Indo-European 2% Chinese 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: ▼ -31.77%
• Current HPI: 266.0112
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $215,000 West Penn MLS
• 2025-12-13 Listed $215,000 West Penn MLS

Property tax history

+5.4%/yr

Latest (2026): $2,869 · +26.9% YoY. Source: county tax records.