33 Wood St · Harrison, PA 15065

$100,000

6 bd · 2.0 ba · — sqft · MultiFamily · 78 Days on market

Built 1910 Fair condition 2,953 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

31-33 Wood Street is a fully occupied, turn key brick duplex in the village of Natrona! These are side by side, 2 bedroom 1 bath units both of which have covered porches front and rear with one off street parking spot per unit in the alley, along with plenty of street parking out front. This could be a great first investment property, or an addition to your current rental portfolio! Walking trails, parks, restaurants and more are all just a few minutes away from this property.

Key facts

• 2,953 sq ft lot
• Built 1910
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $599/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% 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.
• Highlands SD (suburban): math 29% / reading 48% proficiency, ranked #376 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.39% ✓
• Cap rate: 20.68%
• Cash-on-cash: 51.37%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

• ARV (median comp): $318,808
• List price: $100,000
• Delta: -68.63%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.2%
• Equity multiple: 3.15×
• Total profit: $60,171
• Equity at exit: $14,910

10-year hold

• IRR: 54.8%
• Equity multiple: 6.39×
• Total profit: $150,842
• Equity at exit: $8,646

Cash invested: $28,000 (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 15065

• Home prices YoY: -19.3%
• Active inventory: 31
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $1,199

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 45%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,392
Total (2 units)			$2,392

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 78 DOM
2. 2026-06-17
   days on market $100,000 Active 77 DOM
3. 2026-06-16
   days on market $100,000 Active 76 DOM
4. 2026-06-15
   days on market $100,000 Active 75 DOM
5. 2026-06-13
   days on market $100,000 Active 73 DOM
6. 2026-06-13
   days on market $100,000 Active 72 DOM
7. 2026-06-09
   days on market $100,000 Active 69 DOM
8. 2026-06-08
   days on market $100,000 Active 68 DOM
9. 2026-06-07
   days on market $100,000 Active 67 DOM
10. 2026-06-05
    days on market $100,000 Active 64 DOM
11. 2026-06-03
    days on market $100,000 Active 63 DOM
12. 2026-06-02
    days on market $100,000 Active 62 DOM
13. 2026-06-01
    days on market $100,000 Active 61 DOM
14. 2026-05-31
    days on market $100,000 Active 60 DOM
15. 2026-04-02
    listed $100,000 Active 485-char remark

    Show marketing remark (485 chars)

    31-33 Wood Street is a fully occupied, turn key brick duplex in the village of Natrona! These are side by side, 2 bedroom 1 bath units both of which have covered porches front and rear with one off street parking spot per unit in the alley, along with plenty of street parking out front. This could be a great first investment property, or an addition to your current rental portfolio! Walking trails, parks, restaurants and more are all just a few minutes away from this property.

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

Taxation est. · year 1

• Rental income: $28,704
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$2,909
• Taxable income: $13,601
• Est. tax owed @ 24.0%: −$3,264
• After-tax cash flow: $11,119/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its exterior and interior condition, increasing its resale and rental value.

Repairs flagged

• Major Exterior siding — The siding is peeling and needs to be replaced or repaired.
• Major Paint — The paint is chipping and needs to be repainted.
• Major Landscaping — The landscaping is overgrown and needs to be trimmed and replanted.
• Major Fence — Sections of the fence are missing or broken and need to be repaired or replaced.

Value-add opportunities

• Both Repaint exterior siding and replace damaged siding — Repainting and replacing damaged siding will improve the home's curb appeal and increase its value.
• Both Replace worn kitchen countertops and cabinets — New countertops and cabinets will improve the kitchen's functionality and aesthetics, increasing its value.
• Both Replace worn bathroom fixtures — New bathroom fixtures will improve the home's functionality and aesthetics, increasing its value.
• Both Trim and replant landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The siding is peeling and needs to be replaced or repaired.	Major	$15,000–50,000
Paint · The paint is chipping and needs to be repainted.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and needs to be trimmed and replanted.	Major	$15,000–50,000
Fence · Sections of the fence are missing or broken and need to be repaired or replaced.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Repaint exterior siding and replace damaged siding — Repainting and replacing damaged siding will improve the home's curb appeal and increase its value. ↑
• Both Replace worn kitchen countertops and cabinets — New countertops and cabinets will improve the kitchen's functionality and aesthetics, increasing its value. ↑
• Both Replace worn bathroom fixtures — New bathroom fixtures will improve the home's functionality and aesthetics, increasing its value. ↑
• Both Trim and replant landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Highlands SD
• NCES district ID: 4211880
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $43,730
• Composite: 32.58/100
• National rank: #5679
• State rank: #376 of 539 in PA

Livability — Harrison

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

Census & demographics

• Census place: Natrona, PA
• Population (ZIP): 10,927

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2% Asian 1%
• Common ancestry: Romanian 18% Serbian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Chinese 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: ▼ -60.64%
• Current HPI: 252.9355
• 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

1 event — show timeline

• 2026-04-02 Listed $100,000 West Penn MLS