1920 Smith Township State Rd · Slovan, PA 15078

$125,000

3 bd · 2.0 ba · 2,384 sqft · Other public records · 3 Days on market

Built 1915 0.31 ac lot ↓ 7% since listing

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Appreciation +3.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious home offering a functional layout and strong potential. The main level features a large kitchen, living room and three nicely sized bedrooms providing a solid foundation for future updates. The unfinished basement offers abundant storage and the opportunity to add value through remodeling, with convenient walk-out access. A covered back porch adds practical outdoor space, and the private yard offers a quiet setting with minimal upkeep. With cosmetic updates, this property presents a great opportunity for homeowners looking to personalize as well as investors seeking value and upside. Zoned for both residential and commercial.

Key facts

• Covered back deck
• One level living
• Spacious family room

Tags

• ONE LEVEL LIVING
• SPACIOUS FAMILY ROOM
• COVERED BACK DECK

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Exterior features: Lot approximately 0.31 acres; Resale property

Interior

• Kitchen: Refrigerator; Stove; Some electric appliances
• Bedrooms: Main level bedroom, 13 x 11; Main level bedroom, 13 x 11; Main level bedroom, 14 x 14
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Vinyl flooring; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 63/100 on livability (#1,264 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A, housing B+; Watch: schools F, amenities F, commute F.
• 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: 4 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 (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1915 — 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. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,425
• Equity at exit: $18,638

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $7,900
• Equity at exit: $10,808

Cash invested: $35,000 (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 15078

• Home prices YoY: -3.0%
• Active inventory: 4
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $186

Break-even live

Break-even rent $1,055

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $256	-5% $221	+0% $186	+5% $150	+10% $115
Rent	-10% $84	-5% $135	+0% $186	+5% $237	+10% $288
Rate	-1.0pp $249	-0.5pp $218	base $186	+0.5pp $153	+1.0pp $120

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $125,000 Active 3 DOM
2. 2026-06-17
   remarks 416-char remark
3. 2026-06-17
   listed $125,000 Active 1 DOM

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$232/yr (+$19/mo · 15.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 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: $15,481
• − Mortgage interest: −$7,002
• − Property taxes: −$1,510
• − Insurance: −$625
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,636
• Taxable income: $231
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,173/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 — Slovan

• Score: 63/100
• State rank: #1264
• US rank: #15227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slovan, PA
• City population: 611
• Population (ZIP): 611

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 5%

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: ▼ -3.48%
• Current HPI: 110.9886
• 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

-7.4% since first listed

12 events — show timeline

• 2026-06-17 Listed $125,000 West Penn MLS
• 2026-04-23 Sold (Public Records) $125,000 Public Records
• 2026-04-22 Pending — West Penn MLS
• 2026-04-22 Sold (MLS) $125,000 West Penn MLS
• 2026-04-13 Contingent — West Penn MLS
• 2026-04-11 Relisted — West Penn MLS
• 2026-04-07 Pending — West Penn MLS
• 2026-03-07 Contingent — West Penn MLS
• 2026-03-06 Relisted — West Penn MLS
• 2026-02-22 Contingent — West Penn MLS
• 2026-02-02 Price Changed $129,900 West Penn MLS
• 2026-01-05 Listed $135,000 West Penn MLS

Property tax history

+4.5%/yr

Latest (2026): $1,510 · +9.3% YoY. Source: county tax records.