118 Branthoover St · Washington, PA 15012

$68,500

5 bd · 2.0 ba · 2,492 sqft · SingleFamily public records · 86 Days on market

Built 1910 0.32 ac lot $27/sqft · 64% below area

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 5-bedroom, 2-bath home in the Belle Vernon Area School District is full of potential. Several major updates have already been completed, including a new HVAC system, windows, roof and updated plumbing. Step out onto the flat lot with off street parking. Building materials on site will convey with the sale. With a spacious layout and the possibility to create a sixth bedroom this property presents an excellent opportunity for investors to bring their vision to life or buyers to complete a renovation project.

Key facts

• Off street parking
• Flat lot
• New hvac system

Tags

• NEW HVAC SYSTEM
• UPDATED PLUMBING
• FLAT LOT
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 2.7% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Belle Vernon Area SD (suburban): math 34% / reading 56% proficiency, ranked #267 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($474 loan paydown + $7k appreciation (10.0% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $68k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,389 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 B-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?
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: 2.19% ✓
• Cap rate: 17.61%
• Cash-on-cash: 40.43%
• DSCR: 2.80
• GRM: 3.8

CMA / ARV

• ARV (median comp): $188,868
• List price: $68,500
• Delta: -63.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.6%
• Equity multiple: 5.09×
• Total profit: $78,522
• Equity at exit: $61,710

10-year hold

• IRR: 49.1%
• Equity multiple: 11.38×
• Total profit: $198,994
• Equity at exit: $133,080

Cash invested: $19,180 (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 15012

• Home prices YoY: 5.9%
• Active inventory: 93
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$150 /mo · $1,798/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $646

Break-even live

Break-even rent $680

Max offer price $68,500

Occupancy floor 52%

Sensitivity live

Price	-10% $685	-5% $666	+0% $646	+5% $627	+10% $607
Rent	-10% $528	-5% $587	+0% $646	+5% $705	+10% $765
Rate	-1.0pp $681	-0.5pp $664	base $646	+0.5pp $628	+1.0pp $610

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $68,500 Active 86 DOM
2. 2026-06-17
   days on market $68,500 Active 85 DOM
3. 2026-06-16
   days on market $68,500 Active 84 DOM
4. 2026-06-15
   days on market $68,500 Active 83 DOM
5. 2026-06-13
   days on market $68,500 Active 81 DOM
6. 2026-06-09
   days on market $68,500 Active 77 DOM
7. 2026-06-08
   days on market $68,500 Active 76 DOM
8. 2026-06-07
   days on market $68,500 Active 75 DOM
9. 2026-06-03
   days on market $68,500 Active 71 DOM
10. 2026-06-02
    days on market $68,500 Active 70 DOM
11. 2026-06-01
    days on market $68,500 Active 69 DOM
12. 2026-05-31
    days on market $68,500 Active 68 DOM
13. 2026-04-29
    price $68,500 517-char remark

    Show marketing remark (517 chars)

    This 5-bedroom, 2-bath home in the Belle Vernon Area School District is full of potential. Several major updates have already been completed, including a new HVAC system, windows, roof and updated plumbing. Step out onto the flat lot with off street parking. Building materials on site will convey with the sale. With a spacious layout and the possibility to create a sixth bedroom this property presents an excellent opportunity for investors to bring their vision to life or buyers to complete a renovation project.

14. 2026-04-07
    price $73,500 517-char remark

    Show marketing remark (517 chars)

    This 5-bedroom, 2-bath home in the Belle Vernon Area School District is full of potential. Several major updates have already been completed, including a new HVAC system, windows, roof and updated plumbing. Step out onto the flat lot with off street parking. Building materials on site will convey with the sale. With a spacious layout and the possibility to create a sixth bedroom this property presents an excellent opportunity for investors to bring their vision to life or buyers to complete a renovation project.

15. 2026-03-23
    listed $78,500 Active 517-char remark

    Show marketing remark (517 chars)

    This 5-bedroom, 2-bath home in the Belle Vernon Area School District is full of potential. Several major updates have already been completed, including a new HVAC system, windows, roof and updated plumbing. Step out onto the flat lot with off street parking. Building materials on site will convey with the sale. With a spacious layout and the possibility to create a sixth bedroom this property presents an excellent opportunity for investors to bring their vision to life or buyers to complete a renovation project.

16. 2025-11-19
    historical Expired 529-char remark

    Show marketing remark (529 chars)

    Attention investors! This 5-bedroom, 2 bath home in the Belle Vernon School District is packed with potential! Some big-ticket items are already in place, including a new HVAC system, new windows, updated plumbing. Building materials to finish renovations are also on site and will remain with the property offering a head start for the next owner. With spacious layout and the potential to create a sixth bedroom, this property is a great opportunity for investors or buyers looking to take on a project with plenty of upside.

17. 2025-08-21
    listed $95,000 Active 529-char remark

    Show marketing remark (529 chars)

    Attention investors! This 5-bedroom, 2 bath home in the Belle Vernon School District is packed with potential! Some big-ticket items are already in place, including a new HVAC system, new windows, updated plumbing. Building materials to finish renovations are also on site and will remain with the property offering a head start for the next owner. With spacious layout and the potential to create a sixth bedroom, this property is a great opportunity for investors or buyers looking to take on a project with plenty of upside.

18. 2021-10-25
    status Pending
19. 2021-10-22
    soldstatus $15,100 Closed
20. 2021-09-22
    historical Contingent
21. 2021-09-02
    price $15,000
22. 2021-08-05
    price $19,900
23. 2021-07-08
    listed $29,900 Active

ⓘ 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: $1,798 · $150/mo
• Projected year-2 tax: $1,798 · $150/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 ≥97°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: $17,980
• − Mortgage interest: −$3,837
• − Property taxes: −$1,798
• − Insurance: −$342
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$1,993
• Taxable income: $7,133
• Est. tax owed @ 24.0%: −$1,712
• After-tax cash flow: $6,042/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: Belle Vernon Area SD
• NCES district ID: 4203210
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 56% ▼ -13.00%
• Median HH income: $51,784
• Composite: 38.72/100
• National rank: #4134
• State rank: #267 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnold City, PA
• City population: 50,348
• Population (ZIP): 15,294

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada, India, China
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.36%
• Current HPI: 258.8202
• 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

+129.1% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $68,500 West Penn MLS
• 2026-04-07 Price Changed $73,500 West Penn MLS
• 2026-03-23 Listed $78,500 West Penn MLS
• 2025-11-19 Delisted — West Penn MLS
• 2025-08-21 Listed $95,000 West Penn MLS
• 2021-10-25 Pending — West Penn MLS
• 2021-10-22 Sold (MLS) $15,100 West Penn MLS
• 2021-09-22 Contingent — West Penn MLS
• 2021-09-02 Price Changed $15,000 West Penn MLS
• 2021-08-05 Price Changed $19,900 West Penn MLS
• 2021-07-08 Listed $29,900 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $1,798 · +0.5% YoY. Source: county tax records.