114 Thompson Ave · Donora, PA 15033

$18,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 185 Days on market

Built 1910 2,199 sqft lot $15/sqft · 64% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 3-bedroom, 1-bath Donora home is the perfect investment opportunity—ideal for anyone looking to quickly add value and get a property cash flowing. With a welcoming front porch, a back porch overlooking the yard, and solid bones ready for improvement, this home offers great potential with the right updates. Conveniently located near Palmer Park, Donora War Memorial Park, Cascade Park, and local favorites along McKean Avenue, it’s a prime spot for future tenants and a smart addition to any rental portfolio.

Key facts

• Overlooking the yard
• Front porch
• Near cascade park

Tags

• FRONT PORCH
• BACK PORCH
• OVERLOOKING THE YARD
• NEAR PALMER PARK
• NEAR DONORA WAR MEMORIAL PARK
• NEAR CASCADE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.

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, amenities F, commute 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.
• Zoned schools: Ringgold El Sch South (math 22% / reading 47%, grade F, #1,049 of 1,518 statewide, top 71%, 580 students, 100% FRL); Ringgold Ms (math 9% / reading 29%, grade F, #447 of 512 statewide, top 88%, 787 students, 100% FRL); Ringgold Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 852 students, 82% FRL) — zoned schools average 94% FRL vs 41% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 34% 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 $1k of equity ($124 loan paydown + $905 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y ago; this cycle's ask has dropped $12k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 6.28% ✓
• Cap rate: 55.99%
• Cash-on-cash: 177.48%
• DSCR: 8.90
• GRM: 1.3

CMA / ARV

• ARV (median comp): $49,938
• List price: $18,000
• Delta: -63.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 3rd St	0.15mi	2/1.0 (-1)	1,211 (-1%)	9mo	$8,500	$7	79
127 Cherry Way	0.04mi	2/1.0 (-1)	1,092 (-10%)	8mo	$66,250	$61	69
401 Short St	0.27mi	3/2.0	1,264 (+4%)	10mo	$19,900	$16	69
156 Grandview Ave	0.61mi	3/1.5	1,188 (-2%)	6mo	$120,000	$101	60
446 5th St	0.31mi	3/2.0	1,351 (+11%)	9mo	$42,000	$31	55
832 Walnut St	0.39mi	3/2.0	1,107 (-9%)	9mo	$162,000	$146	55
30 Manor Rd	0.71mi	3/2.0	1,230 (+1%)	10mo	$190,000	$154	53
506 Allen Ave	0.38mi	3/1.0	1,376 (+13%)	15mo	$19,000	$14	48
999 Thompson Ave	0.73mi	3/1.0	1,313 (+8%)	7mo	$40,000	$30	48
622 3rd St	0.38mi	4/2.0 (+1)	1,330 (+9%)	14mo	$82,000	$62	46
801 9th St	0.73mi	2/1.5 (-1)	1,106 (-9%)	3mo	$139,900	$126	42
926 Heslep Ave	0.65mi	3/2.0	1,332 (+9%)	11mo	$20,000	$15	41

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: —
• Equity multiple: 11.26×
• Total profit: $51,687
• Equity at exit: $10,232

10-year hold

• IRR: —
• Equity multiple: 23.87×
• Total profit: $115,254
• Equity at exit: $17,686

Cash invested: $5,040 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $745

Break-even live

Break-even rent $188

Max offer price $18,000

Occupancy floor 29%

Sensitivity live

Price	-10% $756	-5% $751	+0% $745	+5% $740	+10% $735
Rent	-10% $656	-5% $701	+0% $745	+5% $790	+10% $835
Rate	-1.0pp $754	-0.5pp $750	base $745	+0.5pp $741	+1.0pp $736

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 1st St Unit 404 Donora, PA	2.0	1.0	900	$1,150	$1.28	3d	1	0.10mi
641 3rd St Donora, PA	2.0	1.5	950	$1,000	$1.05	45d	1	0.37mi

Listing history 50 events

1. 2026-06-15
   days on market $18,000 Active 185 DOM
2. 2026-06-13
   days on market $18,000 Active 183 DOM
3. 2026-06-13
   days on market $18,000 Active 182 DOM
4. 2026-06-09
   days on market $18,000 Active 179 DOM
5. 2026-06-08
   days on market $18,000 Active 178 DOM
6. 2026-06-07
   days on market $18,000 Active 177 DOM
7. 2026-06-05
   days on market $18,000 Active 174 DOM
8. 2026-06-03
   days on market $18,000 Active 173 DOM
9. 2026-06-02
   days on market $18,000 Active 172 DOM
10. 2026-06-01
    days on market $18,000 Active 171 DOM
11. 2026-05-31
    days on market $18,000 Active 170 DOM
12. 2026-04-21
    price $18,000 527-char remark

    Show marketing remark (527 chars)

    This 3-bedroom, 1-bath Donora home is the perfect investment opportunity—ideal for anyone looking to quickly add value and get a property cash flowing. With a welcoming front porch, a back porch overlooking the yard, and solid bones ready for improvement, this home offers great potential with the right updates. Conveniently located near Palmer Park, Donora War Memorial Park, Cascade Park, and local favorites along McKean Avenue, it’s a prime spot for future tenants and a smart addition to any rental portfolio.

13. 2026-03-11
    price $20,000 527-char remark

    Show marketing remark (527 chars)

    This 3-bedroom, 1-bath Donora home is the perfect investment opportunity—ideal for anyone looking to quickly add value and get a property cash flowing. With a welcoming front porch, a back porch overlooking the yard, and solid bones ready for improvement, this home offers great potential with the right updates. Conveniently located near Palmer Park, Donora War Memorial Park, Cascade Park, and local favorites along McKean Avenue, it’s a prime spot for future tenants and a smart addition to any rental portfolio.

14. 2026-01-13
    price $25,000 527-char remark

    Show marketing remark (527 chars)

    This 3-bedroom, 1-bath Donora home is the perfect investment opportunity—ideal for anyone looking to quickly add value and get a property cash flowing. With a welcoming front porch, a back porch overlooking the yard, and solid bones ready for improvement, this home offers great potential with the right updates. Conveniently located near Palmer Park, Donora War Memorial Park, Cascade Park, and local favorites along McKean Avenue, it’s a prime spot for future tenants and a smart addition to any rental portfolio.

15. 2025-12-12
    listed $30,000 Active 527-char remark

    Show marketing remark (527 chars)

    This 3-bedroom, 1-bath Donora home is the perfect investment opportunity—ideal for anyone looking to quickly add value and get a property cash flowing. With a welcoming front porch, a back porch overlooking the yard, and solid bones ready for improvement, this home offers great potential with the right updates. Conveniently located near Palmer Park, Donora War Memorial Park, Cascade Park, and local favorites along McKean Avenue, it’s a prime spot for future tenants and a smart addition to any rental portfolio.

16. 2022-08-08
    price $19,900 212-char remark

    Show marketing remark (212 chars)

    Nice size home with original hardwood floors, spacious bedrooms and covered front/back porch. Large Fenced back yard. Great location. Located on public bus route, School bus route and near stores and restaurants.

17. 2022-07-17
    price $22,000 212-char remark

    Show marketing remark (212 chars)

    Nice size home with original hardwood floors, spacious bedrooms and covered front/back porch. Large Fenced back yard. Great location. Located on public bus route, School bus route and near stores and restaurants.

18. 2022-05-10
    price $22,500 212-char remark

    Show marketing remark (212 chars)

    Nice size home with original hardwood floors, spacious bedrooms and covered front/back porch. Large Fenced back yard. Great location. Located on public bus route, School bus route and near stores and restaurants.

19. 2022-04-20
    listed $25,000 Active 212-char remark

    Show marketing remark (212 chars)

    Nice size home with original hardwood floors, spacious bedrooms and covered front/back porch. Large Fenced back yard. Great location. Located on public bus route, School bus route and near stores and restaurants.

20. 2020-10-01
    status Pending
21. 2020-10-01
    soldstatus $16,000 Closed
22. 2020-09-14
    historical Contingent
23. 2020-09-07
    status Active
24. 2020-09-05
    status Pending
25. 2020-09-02
    listed $18,000 Active
26. 2020-08-27
    historical
27. 2020-08-25
    price $18,500
28. 2020-08-04
    price $19,900
29. 2020-07-10
    price $21,000
30. 2020-06-22
    listed $22,500 Active
31. 2020-06-12
    historical Withdrawn
32. 2020-06-06
    listed $19,499 Active
33. 2020-05-02
    historical Withdrawn
34. 2020-04-18
    price $17,000
35. 2020-02-28
    price $16,990
36. 2020-02-20
    price $17,000
37. 2020-02-14
    price $17,001
38. 2020-02-05
    price $17,000
39. 2020-01-09
    price $18,000
40. 2020-01-03
    price $19,999
41. 2019-12-20
    price $19,399
42. 2019-12-12
    price $19,499
43. 2019-11-27
    price $19,900
44. 2019-11-08
    price $20,000
45. 2019-10-18
    listed $21,000 Active
46. 2019-10-08
    historical Expired
47. 2019-09-16
    price $21,000
48. 2019-09-01
    price $25,000
49. 2019-08-11
    price $24,500
50. 2019-08-08
    price $24,000

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $555 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°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: $13,573
• − Mortgage interest: −$1,008
• − Property taxes: −$555
• − Insurance: −$90
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$524
• Taxable income: $9,225
• Est. tax owed @ 24.0%: −$2,214
• After-tax cash flow: $6,731/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

+39.2% since first listed

62 events — show timeline

• 2026-04-21 Price Changed $18,000 West Penn MLS
• 2026-03-11 Price Changed $20,000 West Penn MLS
• 2026-01-13 Price Changed $25,000 West Penn MLS
• 2025-12-12 Listed $30,000 West Penn MLS
• 2022-08-08 Price Changed $19,900 West Penn MLS
• 2022-07-17 Price Changed $22,000 West Penn MLS
• 2022-05-10 Price Changed $22,500 West Penn MLS
• 2022-04-20 Listed $25,000 West Penn MLS
• 2020-10-01 Pending — West Penn MLS
• 2020-10-01 Sold (MLS) $16,000 West Penn MLS
• 2020-09-14 Contingent — West Penn MLS
• 2020-09-07 Relisted — West Penn MLS
• 2020-09-05 Pending — West Penn MLS
• 2020-09-02 Listed $18,000 West Penn MLS
• 2020-08-27 Delisted — West Penn MLS
• 2020-08-25 Price Changed $18,500 West Penn MLS
• 2020-08-04 Price Changed $19,900 West Penn MLS
• 2020-07-10 Price Changed $21,000 West Penn MLS
• 2020-06-22 Listed $22,500 West Penn MLS
• 2020-06-12 Delisted — West Penn MLS
• 2020-06-06 Listed $19,499 West Penn MLS
• 2020-05-02 Delisted — West Penn MLS
• 2020-04-18 Price Changed $17,000 West Penn MLS
• 2020-02-28 Price Changed $16,990 West Penn MLS
• 2020-02-20 Price Changed $17,000 West Penn MLS
• 2020-02-14 Price Changed $17,001 West Penn MLS
• 2020-02-05 Price Changed $17,000 West Penn MLS
• 2020-01-09 Price Changed $18,000 West Penn MLS
• 2020-01-03 Price Changed $19,999 West Penn MLS
• 2019-12-20 Price Changed $19,399 West Penn MLS
• 2019-12-12 Price Changed $19,499 West Penn MLS
• 2019-11-27 Price Changed $19,900 West Penn MLS
• 2019-11-08 Price Changed $20,000 West Penn MLS
• 2019-10-18 Listed $21,000 West Penn MLS
• 2019-10-08 Delisted — West Penn MLS
• 2019-09-16 Price Changed $21,000 West Penn MLS
• 2019-09-01 Price Changed $25,000 West Penn MLS
• 2019-08-11 Price Changed $24,500 West Penn MLS
• 2019-08-08 Price Changed $24,000 West Penn MLS
• 2019-07-21 Price Changed $25,000 West Penn MLS
• 2019-07-14 Price Changed $19,900 West Penn MLS
• 2019-07-08 Price Changed $24,000 West Penn MLS
• 2019-06-27 Price Changed $23,000 West Penn MLS
• 2019-06-11 Price Changed $24,000 West Penn MLS
• 2019-05-26 Price Changed $24,999 West Penn MLS
• 2019-05-05 Price Changed $24,000 West Penn MLS
• 2019-04-12 Price Changed $25,000 West Penn MLS
• 2019-04-02 Relisted — West Penn MLS
• 2019-03-23 Pending — West Penn MLS
• 2019-03-12 Listed $21,000 West Penn MLS
• 2019-01-13 Delisted — West Penn MLS
• 2019-01-08 Price Changed $19,500 West Penn MLS
• 2019-01-08 Relisted — West Penn MLS
• 2018-11-05 Price Changed $19,900 West Penn MLS
• 2018-08-02 Delisted — West Penn MLS
• 2018-07-19 Price Changed $25,000 West Penn MLS
• 2018-07-16 Price Changed $27,000 West Penn MLS
• 2018-07-13 Listed $29,900 West Penn MLS
• 2018-03-16 Sold (MLS) $6,450 West Penn MLS
• 2018-02-16 Pending — West Penn MLS
• 2018-01-08 Listed $7,900 West Penn MLS
• 2002-05-20 Sold (Public Records) $12,930 Public Records

Property tax history

-3.8%/yr

Latest (2026): $555 · +2.8% YoY. Source: county tax records.