109 Pittsburgh Rd · Bentleyville, PA 15314

$49,900

4 bd · 1.5 ba · 2,520 sqft · SingleFamily public records · 38 Days on market

Built 1920 7,501 sqft lot $20/sqft · 81% below area ↓ 52% since listing

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Calling all investors! Check out this opportunity for a single family home or convert back to an incoming producing duplex * This home is in various stages of a DIY remodel throughout the entire interior, you can make the interior whatever you want it to be! Nice covered back patio and a flat read yard. Level paved parking pad * one car detached garage is probably a tear down * Home and garage being sold with all contents *

Key facts

• 7,501 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Asphalt roof
• Exterior features: Lot approximately 0.172 acres

Interior

• Kitchen: Main-level kitchen (~14x12)
• Bedrooms: Upper-level bedrooms (at least 2 bedrooms on upper level: one ~13x12, one ~9x12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Has basement; Total of 8 rooms
• Laundry & utility: Main-level laundry (~15x9)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#658 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.61% ✓
• Cap rate: 19.75%
• Cash-on-cash: 48.08%
• DSCR: 3.14
• GRM: 3.2

CMA / ARV

• ARV (median comp): $265,826
• List price: $49,900
• Delta: -81.23%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Meadow Dr	0.66mi	3/2.5 (-1)	2,508 (-0%)	5mo	$190,000	$76	55
246 Johnston Rd	0.25mi	3/3.0 (-1)	2,774 (+10%)	10mo	$345,000	$124	53
9 Somerset Ave	0.71mi	3/2.0 (-1)	2,496 (-1%)	13mo	$238,000	$95	48
298 Ames Rd	0.60mi	3/3.5 (-1)	2,352 (-7%)	2mo	$335,000	$142	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 2.98×
• Total profit: $27,662
• Equity at exit: $7,440

10-year hold

• IRR: 51.5%
• Equity multiple: 6.04×
• Total profit: $70,385
• Equity at exit: $4,314

Cash invested: $13,972 (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 15314

• Home prices YoY: -3.2%
• Active inventory: 16
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $560

Break-even live

Break-even rent $594

Max offer price $49,900

Occupancy floor 52%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $49,900 Active 38 DOM
2. 2026-06-17
   days on market $49,900 Active 37 DOM
3. 2026-06-16
   days on market $49,900 Active 36 DOM
4. 2026-06-15
   days on market $49,900 Active 35 DOM
5. 2026-06-13
   days on market $49,900 Active 33 DOM
6. 2026-06-13
   days on market $49,900 Active 32 DOM
7. 2026-06-09
   days on market $49,900 Active 29 DOM
8. 2026-06-08
   days on market $49,900 Active 28 DOM
9. 2026-06-07
   pricedays on market $49,900 Active 27 DOM
10. 2026-06-03
    days on market $54,900 Active 23 DOM
11. 2026-06-02
    days on market $54,900 Active 22 DOM
12. 2026-06-01
    days on market $54,900 Active 21 DOM
13. 2026-05-31
    days on market $54,900 Active 20 DOM
14. 2026-05-14
    price $59,900 576-char remark
15. 2026-05-08
    listed $69,900 Active 576-char remark
16. 2023-10-30
    price $85,000 429-char remark

    Show marketing remark (429 chars)

    Calling all investors! Check out this opportunity for a single family home or convert back to an incoming producing duplex * This home is in various stages of a DIY remodel throughout the entire interior, you can make the interior whatever you want it to be! Nice covered back patio and a flat read yard. Level paved parking pad * one car detached garage is probably a tear down * Home and garage being sold with all contents *

17. 2023-10-13
    listed $95,000 Active 429-char remark

    Show marketing remark (429 chars)

    Calling all investors! Check out this opportunity for a single family home or convert back to an incoming producing duplex * This home is in various stages of a DIY remodel throughout the entire interior, you can make the interior whatever you want it to be! Nice covered back patio and a flat read yard. Level paved parking pad * one car detached garage is probably a tear down * Home and garage being sold with all contents *

18. 2020-07-22
    soldstatus $74,900
19. 2020-07-14
    soldstatus $74,900 Closed

    Show marketing remark (905 chars)

    109 Pittsburgh Road has so many options! This stone home can continue to be a single family home w/ plenty of bedroom options. .. there can easily be 4 bedrooms upstairs & 1 on the main level. .making it a 5 bedroom home. .. OR you can easily make it into a duplex (1-two bed apartment upstairs. .bathroom & kitchen already exist & 1-two bed apartment downstairs. .. bathroom & kitchen already exist). There are so many different floor plan options. Currently its main floor living too (laundry room already on the main level). The back yard is large and flat. .. level off street paved parking along w/ a 1 car detached garage. Covered back patio! This home is so close to everything. LOCATION is key - it's literally a 3 minute drive to Interstate 70 & all local shopping, gas stations, restaurants, etc. ! All this and so much more in the Bentworth Schools! CHECK IT OUT!!

20. 2020-04-28
    historical Contingent

    Show marketing remark (905 chars)

    109 Pittsburgh Road has so many options! This stone home can continue to be a single family home w/ plenty of bedroom options. .. there can easily be 4 bedrooms upstairs & 1 on the main level. .making it a 5 bedroom home. .. OR you can easily make it into a duplex (1-two bed apartment upstairs. .bathroom & kitchen already exist & 1-two bed apartment downstairs. .. bathroom & kitchen already exist). There are so many different floor plan options. Currently its main floor living too (laundry room already on the main level). The back yard is large and flat. .. level off street paved parking along w/ a 1 car detached garage. Covered back patio! This home is so close to everything. LOCATION is key - it's literally a 3 minute drive to Interstate 70 & all local shopping, gas stations, restaurants, etc. ! All this and so much more in the Bentworth Schools! CHECK IT OUT!!

21. 2020-01-24
    historical Expired

    Show marketing remark (905 chars)

    109 Pittsburgh Road has so many options! This stone home can continue to be a single family home w/ plenty of bedroom options. .. there can easily be 4 bedrooms upstairs & 1 on the main level. .making it a 5 bedroom home. .. OR you can easily make it into a duplex (1-two bed apartment upstairs. .bathroom & kitchen already exist & 1-two bed apartment downstairs. .. bathroom & kitchen already exist). There are so many different floor plan options. Currently its main floor living too (laundry room already on the main level). The back yard is large and flat. .. level off street paved parking along w/ a 1 car detached garage. Covered back patio! This home is so close to everything. LOCATION is key - it's literally a 3 minute drive to Interstate 70 & all local shopping, gas stations, restaurants, etc. ! All this and so much more in the Bentworth Schools! CHECK IT OUT!!

22. 2020-01-24
    listed $74,900 Active

    Show marketing remark (905 chars)

    109 Pittsburgh Road has so many options! This stone home can continue to be a single family home w/ plenty of bedroom options. .. there can easily be 4 bedrooms upstairs & 1 on the main level. .making it a 5 bedroom home. .. OR you can easily make it into a duplex (1-two bed apartment upstairs. .bathroom & kitchen already exist & 1-two bed apartment downstairs. .. bathroom & kitchen already exist). There are so many different floor plan options. Currently its main floor living too (laundry room already on the main level). The back yard is large and flat. .. level off street paved parking along w/ a 1 car detached garage. Covered back patio! This home is so close to everything. LOCATION is key - it's literally a 3 minute drive to Interstate 70 & all local shopping, gas stations, restaurants, etc. ! All this and so much more in the Bentworth Schools! CHECK IT OUT!!

23. 2020-01-09
    price $74,900
24. 2019-10-23
    price $79,900
25. 2019-09-27
    status Active
26. 2019-08-12
    historical Contingent
27. 2019-06-21
    price $82,900
28. 2019-05-28
    price $84,900
29. 2019-04-30
    status Active
30. 2019-04-14
    historical Contingent
31. 2019-01-25
    listed $87,900 Active
32. 2019-01-08
    historical Withdrawn
33. 2018-09-23
    price $84,900
34. 2018-07-28
    listed $89,900 Active
35. 2018-07-28
    historical Withdrawn
36. 2018-06-27
    listed $105,000 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,629
• − Mortgage interest: −$2,795
• − Property taxes: −$2,240
• − Insurance: −$250
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$1,452
• Taxable income: $6,392
• Est. tax owed @ 24.0%: −$1,534
• After-tax cash flow: $5,183/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: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Bentleyville

• Score: 72/100
• State rank: #658
• US rank: #6439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentleyville, PA
• Population (ZIP): 3,490

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Serbian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 0%

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: ▼ -6.80%
• Current HPI: 208.2692
• 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

-52.5% since first listed

26 events — show timeline

• 2026-06-04 Price Changed $49,900 West Penn MLS
• 2026-05-29 Relisted — West Penn MLS
• 2026-05-21 Price Changed $54,900 West Penn MLS
• 2026-05-14 Price Changed $59,900 West Penn MLS
• 2026-05-08 Listed $69,900 West Penn MLS
• 2023-10-30 Price Changed $85,000 West Penn MLS
• 2023-10-13 Listed $95,000 West Penn MLS
• 2020-07-22 Sold (Public Records) $74,900 Public Records
• 2020-07-14 Sold (MLS) $74,900 West Penn MLS
• 2020-04-28 Contingent — West Penn MLS
• 2020-01-24 Listed $74,900 West Penn MLS
• 2020-01-24 Delisted — West Penn MLS
• 2020-01-09 Price Changed $74,900 West Penn MLS
• 2019-10-23 Price Changed $79,900 West Penn MLS
• 2019-09-27 Relisted — West Penn MLS
• 2019-08-12 Contingent — West Penn MLS
• 2019-06-21 Price Changed $82,900 West Penn MLS
• 2019-05-28 Price Changed $84,900 West Penn MLS
• 2019-04-30 Relisted — West Penn MLS
• 2019-04-14 Contingent — West Penn MLS
• 2019-01-25 Listed $87,900 West Penn MLS
• 2019-01-08 Delisted — West Penn MLS
• 2018-09-23 Price Changed $84,900 West Penn MLS
• 2018-07-28 Delisted — West Penn MLS
• 2018-07-28 Listed $89,900 West Penn MLS
• 2018-06-27 Listed $105,000 West Penn MLS

Property tax history

+3.5%/yr

Latest (2026): $2,240 · +8.8% YoY. Source: county tax records.