203 Wood St · Belle Vernon, PA 15012

$10,000

4 bd · 1.0 ba · 842 sqft · SingleFamily public records · 112 Days on market

Built 1950 1,724 sqft lot $12/sqft · 89% below area ↓ 42% since listing

---

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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

Key facts

• Covered front porch
• On-street parking
• Wooden cabinets

Tags

• COVERED FRONT PORCH
• STONE FOUNDATION
• ON-STREET PARKING
• WOODEN CABINETS
• ELEVATED LOT
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#894 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, health & safety D+, amenities F.
• 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 $1k of equity ($69 loan paydown + $1k 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 11.95% ✓
• Cap rate: 111.39%
• Cash-on-cash: 375.34%
• DSCR: 17.70
• GRM: 0.7

CMA / ARV

• ARV (median comp): $92,397
• List price: $10,000
• Delta: -89.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Phillips St	0.49mi	4/1.0	783 (-7%)	23mo	$84,900	$108	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 22.87×
• Total profit: $61,244
• Equity at exit: $9,009

10-year hold

• IRR: —
• Equity multiple: 49.76×
• Total profit: $136,523
• Equity at exit: $19,428

Cash invested: $2,800 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$12 /mo · $141/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $876

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $881	-5% $879	+0% $876	+5% $873	+10% $870
Rent	-10% $781	-5% $829	+0% $876	+5% $923	+10% $970
Rate	-1.0pp $881	-0.5pp $878	base $876	+0.5pp $873	+1.0pp $871

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $10,000 Active 112 DOM
2. 2026-06-17
   days on market $10,000 Active 111 DOM
3. 2026-06-16
   days on market $10,000 Active 110 DOM
4. 2026-06-15
   days on market $10,000 Active 109 DOM
5. 2026-06-13
   days on market $10,000 Active 107 DOM
6. 2026-06-09
   days on market $10,000 Active 103 DOM
7. 2026-06-08
   days on market $10,000 Active 102 DOM
8. 2026-06-07
   pricedays on market $10,000 Active 101 DOM
9. 2026-06-03
   days on market $11,500 Active 97 DOM
10. 2026-06-02
    days on market $11,500 Active 96 DOM
11. 2026-06-01
    days on market $11,500 Active 95 DOM
12. 2026-05-31
    days on market $11,500 Active 94 DOM
13. 2026-05-11
    status Active 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

14. 2026-05-11
    price $11,500 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

15. 2026-01-06
    status Pending 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

16. 2025-12-17
    price $8,000 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

17. 2025-12-10
    price $9,000 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

18. 2025-11-26
    price $10,000 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

19. 2025-11-24
    price $12,000 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

20. 2025-10-24
    listed $20,000 Active 574-char remark

    Show marketing remark (574 chars)

    Great investment or renovation opportunity! This 3-bedroom, 1-bath home features a classic design with a covered front porch, sturdy stone foundation, and on-street parking. Inside, you’ll find a functional layout with a kitchen that includes wooden cabinets, offering a great base for updates. The home sits on a slightly elevated lot surrounded by mature trees and greenery, providing a peaceful setting with excellent potential for curb appeal once restored. Perfect for investors looking to add value or buyers seeking a fixer-upper project with tons of potential!

21. 2007-01-17
    soldstatus $17,000 163-char remark

    Show marketing remark (163 chars)

    Corporate owned, sold as is, need addendums and pre-approval or POF to present offer, list office holds h/m, no utilities--take light, taxes and lot size estimated

22. 2006-12-18
    soldstatus $17,000
23. 2006-10-17
    listed $19,900 163-char remark

    Show marketing remark (163 chars)

    Corporate owned, sold as is, need addendums and pre-approval or POF to present offer, list office holds h/m, no utilities--take light, taxes and lot size estimated

ⓘ 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: $141 · $12/mo
• Projected year-2 tax: $150 · $12/mo
• Expected delta: +$8/yr (+$1/mo · 6.0%)

ⓘ 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 8 d/yr ≥98°F today · 20 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: $14,342
• − Mortgage interest: −$560
• − Property taxes: −$141
• − Insurance: −$50
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$291
• Taxable income: $11,005
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $7,868/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 — Belle Vernon

• Score: 68/100
• State rank: #894
• US rank: #9529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Vernon, PA
• 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

-42.2% since first listed

11 events — show timeline

• 2026-05-11 Relisted — West Penn MLS
• 2026-05-11 Price Changed $11,500 West Penn MLS
• 2026-01-06 Pending — West Penn MLS
• 2025-12-17 Price Changed $8,000 West Penn MLS
• 2025-12-10 Price Changed $9,000 West Penn MLS
• 2025-11-26 Price Changed $10,000 West Penn MLS
• 2025-11-24 Price Changed $12,000 West Penn MLS
• 2025-10-24 Listed $20,000 West Penn MLS
• 2007-01-17 Sold (MLS) $17,000 West Penn MLS
• 2006-12-18 Sold (Public Records) $17,000 Public Records
• 2006-10-17 Listed $19,900 West Penn MLS

Property tax history

-16.9%/yr

Latest (2026): $141 · -90.2% YoY. Source: county tax records.