532 Russellwood Ave · Stowe, PA 15136

$120,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 27 Days on market

Built 1910 2,400 sqft lot Est $116k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +7.1/10.0
• ARV discount +5.8/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great three bedroom starter home. Move-in Condition! Large rooms with high ceilings. Walk-out to the patio that leads to a nicely sized fenced in yard with alley access. Plenty of storage space. Come check it out for yourself!

Key facts

• Alley access
• Fenced yard
• Walk-out to patio

Tags

• WALK-OUT TO PATIO
• FENCED YARD
• ALLEY ACCESS
• PLENTY OF STORAGE SPACE

Property features AI

Finance

• Other: Tax assessed value approximately $54,000
• Financial info: Annual property tax approximately $2,629

Exterior

• Home design: 2-story structure
• Exterior features: Small lot (approximately 0.0551 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Resale property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.4% in Stowe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#441 in PA, #4,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago 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.
• Current owner paid $102k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $118,200 (1.5% 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. 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: 1.21% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $115,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Rosamond St	0.14mi	3/2.0	1,545 (+11%)	0mo	$128,000	$83	71
202 Jane St	0.18mi	3/2.0	1,280 (-8%)	5mo	$90,000	$70	70
1109 Progress St	0.32mi	3/2.0	1,477 (+6%)	3mo	$77,000	$52	69
810 10th St	0.37mi	4/2.0 (+1)	1,408 (+1%)	4mo	$80,000	$57	68
27 Highland Ave	0.35mi	3/1.0	1,488 (+7%)	5mo	$66,000	$44	68
813 13th St	0.49mi	2/2.0 (-1)	1,404 (+1%)	4mo	$143,000	$102	64
915 Liberty St	0.36mi	2/1.0 (-1)	1,262 (-9%)	0mo	$85,100	$67	62
19 Shaw Ave	0.42mi	4/1.0 (+1)	1,485 (+7%)	6mo	$95,000	$64	59
735 Boquet St	0.61mi	3/1.5	1,292 (-7%)	3mo	$140,000	$108	55
841 Railroad St	0.48mi	2/1.5 (-1)	1,226 (-12%)	6mo	$141,500	$115	46
425 Macarthur St	0.62mi	3/1.0	1,220 (-12%)	6mo	$170,000	$139	46
543 Elizabeth Ave	0.75mi	4/1.0 (+1)	1,291 (-7%)	4mo	$155,000	$120	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $4,435
• Equity at exit: $17,892

10-year hold

• IRR: 17.3%
• Equity multiple: 2.78×
• Total profit: $59,929
• Equity at exit: $10,375

Cash invested: $33,600 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$629
• Tax from tax record: −$219 /mo · $2,629/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $253

Break-even live

Break-even rent $1,137

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $321	-5% $287	+0% $253	+5% $219	+10% $185
Rent	-10% $138	-5% $195	+0% $253	+5% $311	+10% $368
Rate	-1.0pp $313	-0.5pp $284	base $253	+0.5pp $222	+1.0pp $190

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	8d	1	0.08mi
705 Russellwood Ave Unit 2ndFL McKees Rocks, PA	4.0	1.0	1100	$2,250	$2.05	3d	1	0.14mi
705 Russellwood Ave Apt 2nd Floor McKees Rocks, PA	4.0	1.0	1100	$2,195	$2.00	2d	1	0.14mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	15d	1	0.19mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	24d	1	0.19mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	44d	1	0.19mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	24d	1	0.21mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	24d	1	0.24mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	44d	1	0.33mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	20d	1	0.33mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	44d	1	0.33mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	44d	1	0.33mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	24d	1	0.33mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	21d	1	0.37mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	24d	1	0.37mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	2d	1	0.39mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	24d	1	0.49mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	44d	1	0.52mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	8d	1	0.63mi
10 Highland Dr Mc Kees Rocks, PA	2.0	1.0	1188	$1,300	$1.09	44d	1	1.15mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	44d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 27 DOM
2. 2026-06-17
   days on market $120,000 Active 26 DOM
3. 2026-06-16
   days on market $120,000 Active 25 DOM
4. 2026-06-15
   days on market $120,000 Active 24 DOM
5. 2026-06-13
   days on market $120,000 Active 22 DOM
6. 2026-06-09
   days on market $120,000 Active 18 DOM
7. 2026-06-08
   days on market $120,000 Active 17 DOM
8. 2026-06-07
   days on market $120,000 Active 16 DOM
9. 2026-06-05
   days on market $120,000 Active 13 DOM
10. 2026-06-03
    days on market $120,000 Active 12 DOM
11. 2026-06-02
    days on market $120,000 Active 11 DOM
12. 2026-06-01
    days on market $120,000 Active 10 DOM
13. 2026-05-31
    pricedays on market $120,000 Active 9 DOM
14. 2026-05-22
    listed $125,000 Active
15. 2024-07-08
    soldstatus $102,500
16. 2024-07-01
    soldstatus $102,500 Closed 227-char remark

    Show marketing remark (227 chars)

    Great three bedroom starter home. Move-in Condition! Large rooms with high ceilings. Walk-out to the patio that leads to a nicely sized fenced in yard with alley access. Plenty of storage space. Come check it out for yourself!

17. 2024-05-13
    historical Contingent 227-char remark

    Show marketing remark (227 chars)

    Great three bedroom starter home. Move-in Condition! Large rooms with high ceilings. Walk-out to the patio that leads to a nicely sized fenced in yard with alley access. Plenty of storage space. Come check it out for yourself!

18. 2024-05-03
    listed $115,000 Active 227-char remark

    Show marketing remark (227 chars)

    Great three bedroom starter home. Move-in Condition! Large rooms with high ceilings. Walk-out to the patio that leads to a nicely sized fenced in yard with alley access. Plenty of storage space. Come check it out for yourself!

19. 1998-12-10
    soldstatus $34,000 111-char remark

    Show marketing remark (111 chars)

    SELL WILL CONSIDER ALL OFFERS. ROOF/1995. SOME NEWER WINDOWS BACK PORCH DET GARAGE QUIET NEIGHBORHOOD NICE HOME

20. 1998-07-31
    listed $45,000 111-char remark

    Show marketing remark (111 chars)

    SELL WILL CONSIDER ALL OFFERS. ROOF/1995. SOME NEWER WINDOWS BACK PORCH DET GARAGE QUIET NEIGHBORHOOD NICE HOME

ⓘ 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: $2,629 · $219/mo
• Projected year-2 tax: $2,629 · $219/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,490
• − Mortgage interest: −$6,722
• − Property taxes: −$2,629
• − Insurance: −$600
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,491
• Taxable income: $1,249
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,736/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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — Stowe

• Score: 75/100
• State rank: #441
• US rank: #4019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

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 (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

+177.8% since first listed

7 events — show timeline

• 2026-05-22 Listed $125,000 West Penn MLS
• 2024-07-08 Sold (Public Records) $102,500 Public Records
• 2024-07-01 Sold (MLS) $102,500 West Penn MLS
• 2024-05-13 Contingent — West Penn MLS
• 2024-05-03 Listed $115,000 West Penn MLS
• 1998-12-10 Sold (MLS) $34,000 West Penn MLS
• 1998-07-31 Listed $45,000 West Penn MLS

Property tax history

+13.6%/yr

Latest (2026): $2,629 · +4.0% YoY. Source: county tax records.