1004 Gringo Rd · South Heights, PA 15001

$157,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 94 Days on market

Built 1947 0.90 ac lot $157/sqft · 24% below area Est $207k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home offers a fantastic opportunity, being sold together with the vacant parcel next door for a combined total of 0.9 acres. The home features updated mechanics for added peace of mind. A versatile bonus room provides the perfect space for a home office, craft area, or playroom. The basement offers ample storage and walkout access for added convenience. This home is conveniently located near shopping, dining, and major roadways. The basement offers ample storage and walkout access for added convenience. Situated in the Hopewell School District, this property provides plenty of space and potential. Whether you’re looking to expand, invest, or simply enjoy the benefits of additional land.

Key facts

• Additional land
• Versatile bonus room
• Walkout access

Tags

• UPDATED MECHANICS
• VERSATILE BONUS ROOM
• AMPLE STORAGE
• WALKOUT ACCESS
• CONVENIENTLY LOCATED
• ADDITIONAL LAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $4 ($46/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (15.4% below list).
• Recommended offer: $133k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in South Heights — 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 77/100 on livability (#368 in PA, #3,206 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, health & safety F.
• Hopewell Area SD (suburban): math 36% / reading 60% proficiency, ranked #191 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,812 (15.4% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $207,407
• List price: $157,000
• Delta: -24.30%
• 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
2071 Brodhead Rd	0.11mi	2/2.0	946 (-5%)	2mo	$150,000	$159	80
3112 Ridge Ave	0.34mi	3/1.0 (+1)	1,001 (+0%)	11mo	$120,000	$120	69
2118 Brodhead Rd	0.32mi	3/1.0 (+1)	1,056 (+6%)	3mo	$217,500	$206	68
5037 Clifton Dr	0.35mi	3/1.5 (+1)	988 (-1%)	11mo	$226,000	$229	66
205 Morrow Way	0.27mi	3/1.5 (+1)	960 (-4%)	10mo	$186,000	$194	65
2031 Brodhead Rd	0.10mi	2/2.0	924 (-8%)	18mo	$189,000	$205	64
125 Strawberry Aly	0.14mi	3/1.5 (+1)	1,077 (+8%)	12mo	$180,000	$167	63
5100 Mcintosh Dr	0.53mi	2/1.5	1,092 (+9%)	5mo	$190,000	$174	54
5204 Webb St	0.51mi	3/1.5 (+1)	1,056 (+6%)	13mo	$222,500	$211	49
5106 Mcintosh Dr	0.57mi	3/1.0 (+1)	1,056 (+6%)	12mo	$235,000	$223	49
5129 Wickham St	0.53mi	3/2.0 (+1)	1,040 (+4%)	13mo	$240,000	$231	48
5612 Alan St	0.64mi	3/2.0 (+1)	1,100 (+10%)	8mo	$241,000	$219	37

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-26,456
• Equity at exit: $23,409

10-year hold

• IRR: -10.9%
• Equity multiple: 0.37×
• Total profit: $-27,800
• Equity at exit: $13,574

Cash invested: $43,960 (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 15001

• Home prices YoY: -20.8%
• Rents YoY: 2.0%
• Active inventory: 128
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $4

Break-even live

Break-even rent $1,323

Max offer price $157,000

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $48	+0% $4	+5% $-41	+10% $-85
Rent	-10% $-101	-5% $-49	+0% $4	+5% $56	+10% $109
Rate	-1.0pp $83	-0.5pp $44	base $4	+0.5pp $-37	+1.0pp $-78

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2971 Kane Rd Aliquippa, PA	1.0–3.0	1.0–2.0	1173	$1,600	$1.36	2d	18	1.21mi

Listing history 16 events

1. 2026-06-21
   days on market $157,000 Active 94 DOM
2. 2026-06-18
   days on market $157,000 Active 91 DOM
3. 2026-06-17
   days on market $157,000 Active 90 DOM
4. 2026-06-16
   days on market $157,000 Active 89 DOM
5. 2026-06-15
   days on market $157,000 Active 88 DOM
6. 2026-06-13
   days on market $157,000 Active 86 DOM
7. 2026-06-09
   days on market $157,000 Active 82 DOM
8. 2026-06-08
   days on market $157,000 Active 81 DOM
9. 2026-06-07
   days on market $157,000 Active 80 DOM
10. 2026-06-05
    days on market $157,000 Active 77 DOM
11. 2026-06-03
    days on market $157,000 Active 76 DOM
12. 2026-06-02
    days on market $157,000 Active 75 DOM
13. 2026-06-01
    days on market $157,000 Active 74 DOM
14. 2026-05-31
    days on market $157,000 Active 73 DOM
15. 2026-03-19
    listed $157,000 Active 724-char remark

    Show marketing remark (724 chars)

    This 3-bedroom, 1-bath home offers a fantastic opportunity, being sold together with the vacant parcel next door for a combined total of 0.9 acres. The home features updated mechanics for added peace of mind. A versatile bonus room provides the perfect space for a home office, craft area, or playroom. The basement offers ample storage and walkout access for added convenience. This home is conveniently located near shopping, dining, and major roadways. The basement offers ample storage and walkout access for added convenience. Situated in the Hopewell School District, this property provides plenty of space and potential. Whether you’re looking to expand, invest, or simply enjoy the benefits of additional land.

16. 2025-11-03
    listed $157,000 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: $1,879 · $157/mo
• Projected year-2 tax: $2,180 · $182/mo
• Expected delta: +$301/yr (+$25/mo · 16.0%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,937
• − Mortgage interest: −$8,794
• − Property taxes: −$1,879
• − Insurance: −$785
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,567
• Taxable loss: −$2,638
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $680/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: Hopewell Area SD
• NCES district ID: 4212030
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $59,944
• Composite: 41.98/100
• National rank: #3340
• State rank: #191 of 539 in PA

Livability — South Heights

• Score: 77/100
• State rank: #368
• US rank: #3206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaver County · 116,001 people
• City population: 343
• Metro: Pittsburgh, PA
• Population (ZIP): 31,976
• Household income: $70,985
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 720.0

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 2% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.21%
• Current HPI: 247.7251
• Rent YoY: ▲ 2.05%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-19 Listed $157,000 West Penn MLS
• 2025-11-03 Listed $157,000 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $1,879 · +3.5% YoY. Source: county tax records.