20 Evergreen Dr · Smith, PA 15021

$159,900

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 63 Days on market

Built 2011 1.20 ac lot ↓ 3% since listing

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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).

• Cash flow +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• Appreciation +3.5/10.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 20 Evergreen Drive in Burgettstown—a beautifully updated home offering the perfect blend of comfort, privacy, and peaceful country living. This 3-bedroom, 2-bath residence has been thoughtfully refreshed throughout, creating a light and bright interior that feels both modern and inviting. You’ll love walking into that fresh, brand-new carpet smell that makes the home feel truly move-in ready. The spacious living room features a cozy gas fireplace, perfect for relaxing evenings at home, while the overall layout offers comfortable everyday living with plenty of natural light. In the bathroom, unwind and recharge in the relaxing soaking tub—your own private retreat after a long day. Nestled among the trees on a private and secluded 1.2-acre lot, this property provides a serene setting with room to enjoy the outdoors. Whether you’re looking for quiet mornings or space to unwind, the surroundings offer the ideal escape. A detached carport adds convenience and functionality to this charming property. If you’ve been searching for a move-in ready home with updates, privacy, and a scenic country feel, this one checks all the boxes.

Key facts

• Cozy gas fireplace
• Detached carport
• Soaking tub

Tags

• UPDATED HOME
• COZY GAS FIREPLACE
• SOAKING TUB
• PRIVATE RETREAT
• 1.2-ACRE LOT
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.6% below list).
• Recommended offer: $142k (11.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Burgettstown Area SD (rural): math 22% / reading 48% proficiency, ranked #411 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 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 (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 63 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $141,664 (11.4% 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 63 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-31,828
• Equity at exit: $24,435

10-year hold

• IRR: -13.2%
• Equity multiple: 0.21×
• Total profit: $-35,301
• Equity at exit: $14,847

Cash invested: $44,772 (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 15021

• Home prices YoY: -1.1%
• Active inventory: 47
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$327 /mo · $3,927/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-103

Break-even live

Break-even rent $1,560

Max offer price $141,664

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-58	+0% $-103	+5% $-148	+10% $-194
Rent	-10% $-216	-5% $-160	+0% $-103	+5% $-47	+10% $10
Rate	-1.0pp $-23	-0.5pp $-63	base $-103	+0.5pp $-145	+1.0pp $-187

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $159,900 Active 63 DOM
2. 2026-06-17
   days on market $159,900 Active 62 DOM
3. 2026-06-16
   days on market $159,900 Active 61 DOM
4. 2026-06-15
   days on market $159,900 Active 60 DOM
5. 2026-06-13
   days on market $159,900 Active 58 DOM
6. 2026-06-12
   days on market $159,900 Active 57 DOM
7. 2026-06-09
   days on market $159,900 Active 54 DOM
8. 2026-06-08
   days on market $159,900 Active 53 DOM
9. 2026-06-08
   days on market $159,900 Active 52 DOM
10. 2026-06-04
    days on market $159,900 Active 48 DOM
11. 2026-06-02
    days on market $159,900 Active 47 DOM
12. 2026-06-01
    days on market $159,900 Active 46 DOM
13. 2026-05-31
    days on market $159,900 Active 45 DOM
14. 2026-05-15
    price $159,900 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to 20 Evergreen Drive in Burgettstown—a beautifully updated home offering the perfect blend of comfort, privacy, and peaceful country living. This 3-bedroom, 2-bath residence has been thoughtfully refreshed throughout, creating a light and bright interior that feels both modern and inviting. You’ll love walking into that fresh, brand-new carpet smell that makes the home feel truly move-in ready. The spacious living room features a cozy gas fireplace, perfect for relaxing evenings at home, while the overall layout offers comfortable everyday living with plenty of natural light. In the bathroom, unwind and recharge in the relaxing soaking tub—your own private retreat after a long day. Nestled among the trees on a private and secluded 1.2-acre lot, this property provides a serene setting with room to enjoy the outdoors. Whether you’re looking for quiet mornings or space to unwind, the surroundings offer the ideal escape. A detached carport adds convenience and functionality to this charming property. If you’ve been searching for a move-in ready home with updates, privacy, and a scenic country feel, this one checks all the boxes.

15. 2026-04-16
    listed $165,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    Welcome to 20 Evergreen Drive in Burgettstown—a beautifully updated home offering the perfect blend of comfort, privacy, and peaceful country living. This 3-bedroom, 2-bath residence has been thoughtfully refreshed throughout, creating a light and bright interior that feels both modern and inviting. You’ll love walking into that fresh, brand-new carpet smell that makes the home feel truly move-in ready. The spacious living room features a cozy gas fireplace, perfect for relaxing evenings at home, while the overall layout offers comfortable everyday living with plenty of natural light. In the bathroom, unwind and recharge in the relaxing soaking tub—your own private retreat after a long day. Nestled among the trees on a private and secluded 1.2-acre lot, this property provides a serene setting with room to enjoy the outdoors. Whether you’re looking for quiet mornings or space to unwind, the surroundings offer the ideal escape. A detached carport adds convenience and functionality to this charming property. If you’ve been searching for a move-in ready home with updates, privacy, and a scenic country feel, this one checks all the boxes.

ⓘ 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: $3,927 · $327/mo
• Projected year-2 tax: $3,927 · $327/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 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,152
• − Mortgage interest: −$8,957
• − Property taxes: −$3,927
• − Insurance: −$800
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$4,652
• Taxable loss: −$3,927
• Est. tax savings @ 24.0%: +$943
• After-tax cash flow: $-296/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: Burgettstown Area SD
• NCES district ID: 4204500
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $49,509
• Composite: 30.2/100
• National rank: #6310
• State rank: #411 of 539 in PA

Livability — Smith

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

Census & demographics

• Population (ZIP): 6,775

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 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 9% Serbian 4% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -2.92%
• Current HPI: 258.4607
• 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

-3.1% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $159,900 West Penn MLS
• 2026-04-16 Listed $165,000 West Penn MLS

Property tax history

+8.6%/yr

Latest (2026): $3,927 · +9.3% YoY. Source: county tax records.