120 Sugar Maple Cir · Washington, PA 15301

$129,900

2 bd · 1.5 ba · 1,244 sqft · SingleFamily public records · 58 Days on market

Built 1980 0.33 ac lot $38/mo HOA · 3% of rent

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy 2 bedroom townhouse located in the Walnut Ridge plan, Washington. This home offers generous room sizes with the living room on your main floor and a family room in the lower level providing a lot of entertaining space. There is a private deck area off the dining room that can be used for outdoor relaxing spot or grilling! Close to shopping and major road for easy travel!!

Key facts

• Entertaining space
• Private deck area
• Generous room sizes

Tags

• PRIVATE DECK AREA
• GENEROUS ROOM SIZES
• ENTERTAINING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-52 ($-619/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (13.1% below list).
• Recommended offer: $113k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% 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-.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Trinity West El Sch (math 32% / reading 57%, grade F, #815 of 1,518 statewide, top 56%, 414 students, 55% FRL); Trinity Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 738 students, 44% FRL); Trinity Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,093 students, 38% FRL) — zoned schools average 46% FRL vs 27% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 164 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 $898 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

• It's been on market 58 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $23k; list at $130k implies a 465% gain — meaningful room to come down on a strong offer.

Recommended offer $112,907 (13.1% 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 58 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $287,364
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1727 Ridgewood Dr	0.15mi	2/1.0	1,312 (+6%)	2mo	$227,000	$173	80
1040 Red Tail Holw	0.48mi	3/2.5 (+1)	1,183 (-5%)	2mo	$430,000	$363	59
541 Franklin Farms Rd	0.50mi	3/2.0 (+1)	1,313 (+6%)	16mo	$310,500	$236	47
314 Franklin Farms Rd	0.66mi	3/2.0 (+1)	1,125 (-10%)	1mo	$248,000	$220	46
1449 1/2 Gabby Ave	0.67mi	3/2.0 (+1)	1,188 (-4%)	14mo	$275,000	$231	42
459 Franklin Ter	0.65mi	2/1.0	1,067 (-14%)	19mo	$190,000	$178	28

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.34×
• Total profit: $-23,854
• Equity at exit: $19,369

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-23,024
• Equity at exit: $11,231

Cash invested: $36,372 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 164
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$54
• HOA: −$38
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-52

Break-even live

Break-even rent $1,194

Max offer price $120,793

Occupancy floor 100%

Sensitivity live

Price	-10% $22	-5% $-15	+0% $-52	+5% $-88	+10% $-125
Rent	-10% $-141	-5% $-96	+0% $-52	+5% $-7	+10% $38
Rate	-1.0pp $14	-0.5pp $-19	base $-52	+0.5pp $-85	+1.0pp $-119

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 19 events

1. 2026-06-21
   days on market $129,900 Active 58 DOM
2. 2026-06-18
   days on market $129,900 Active 55 DOM
3. 2026-06-17
   days on market $129,900 Active 54 DOM
4. 2026-06-16
   days on market $129,900 Active 53 DOM
5. 2026-06-15
   days on market $129,900 Active 52 DOM
6. 2026-06-13
   days on market $129,900 Active 50 DOM
7. 2026-06-13
   days on market $129,900 Active 49 DOM
8. 2026-06-09
   days on market $129,900 Active 46 DOM
9. 2026-06-08
   status $129,900 Active 45 DOM
10. 2026-02-20
    status Pending
11. 2026-01-07
    price $129,900
12. 2026-01-05
    listed $129,000 Active
13. 2025-11-18
    price $139,000
14. 2025-10-29
    price $145,500
15. 2025-10-20
    price $150,000
16. 2025-10-09
    status Active
17. 2025-10-02
    status Pending
18. 2025-09-27
    listed $155,000 Active
19. 2019-01-30
    soldstatus $23,000

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,047 · $171/mo
• Expected delta: +$5/yr ($0/mo · 0.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,549
• − Mortgage interest: −$7,276
• − Property taxes: −$2,042
• − Insurance: −$650
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − HOA: −$456
• − Depreciation: −$3,779
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $59/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: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 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

• County: Washington County · 106,469 people
• City population: 50,348
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• 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

+464.8% since first listed

10 events — show timeline

• 2026-02-20 Pending — West Penn MLS
• 2026-01-07 Price Changed $129,900 West Penn MLS
• 2026-01-05 Listed $129,000 West Penn MLS
• 2025-11-18 Price Changed $139,000 West Penn MLS
• 2025-10-29 Price Changed $145,500 West Penn MLS
• 2025-10-20 Price Changed $150,000 West Penn MLS
• 2025-10-09 Relisted — West Penn MLS
• 2025-10-02 Pending — West Penn MLS
• 2025-09-27 Listed $155,000 West Penn MLS
• 2019-01-30 Sold (Public Records) $23,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $2,042 · +2.0% YoY. Source: county tax records.