23 Cross St · Burgettstown, PA 15021

$98,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 62 Days on market

Built 1940 7,300 sqft lot $94/sqft · 39% below area Est $159k · 39% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +3.5/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this inviting 2-bedroom home offering additional versatility with two bonus rooms upstairs perfect for a home office, guest space, or hobby rooms. The main level features a comfortable layout with bright living areas and an updated bathroom showcasing modern finishes. The home provides a functional flow ideal for everyday living. Upstairs, the bonus rooms add valuable extra space to fit your needs whether you're working from home, hosting guests, or creating a personal retreat. Situated on a peaceful dead-end street, this property offers added privacy and minimal traffic, perfect for those seeking a quieter setting.

Key facts

• Bonus rooms
• Updated bathroom
• 7,300 sq ft lot

Tags

• BONUS ROOMS
• UPDATED BATHROOM
• PEACEFUL DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#821 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, 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: 46 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 (-2.9%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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 (-2.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $98k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.37% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.66%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $159,461
• List price: $98,000
• Delta: -38.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Reed St	0.53mi	2/1.0	1,019 (-2%)	6mo	$126,570	$124	67
110 Grant St	0.73mi	2/1.5	1,067 (+3%)	1mo	$166,000	$156	58
22 Washington St	0.34mi	2/2.0	938 (-10%)	11mo	$155,000	$165	55
19 Hindman Ave	0.53mi	2/2.0	1,080 (+4%)	14mo	$235,000	$218	53

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

Projected returns pro-forma

-2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $8,750
• Equity at exit: $14,976

10-year hold

• IRR: 17.2%
• Equity multiple: 2.43×
• Total profit: $39,247
• Equity at exit: $9,099

Cash invested: $27,440 (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 15021

• Home prices YoY: -1.1%
• Active inventory: 46
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $381

Break-even live

Break-even rent $861

Max offer price $98,000

Occupancy floor 67%

Sensitivity live

Price	-10% $436	-5% $409	+0% $381	+5% $353	+10% $326
Rent	-10% $275	-5% $328	+0% $381	+5% $434	+10% $487
Rate	-1.0pp $430	-0.5pp $406	base $381	+0.5pp $356	+1.0pp $330

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $98,000 Active 62 DOM
2. 2026-06-21
   days on market $98,000 Active 61 DOM
3. 2026-06-18
   days on market $98,000 Active 59 DOM
4. 2026-06-17
   days on market $98,000 Active 58 DOM
5. 2026-06-16
   days on market $98,000 Active 57 DOM
6. 2026-06-15
   days on market $98,000 Active 56 DOM
7. 2026-06-13
   pricedays on market $98,000 Active 54 DOM
8. 2026-06-12
   days on market $99,000 Active 53 DOM
9. 2026-06-09
   days on market $99,000 Active 50 DOM
10. 2026-06-08
    days on market $99,000 Active 49 DOM
11. 2026-06-08
    days on market $99,000 Active 48 DOM
12. 2026-06-04
    days on market $99,000 Active 44 DOM
13. 2026-06-02
    days on market $99,000 Active 43 DOM
14. 2026-06-01
    days on market $99,000 Active 42 DOM
15. 2026-05-31
    days on market $99,000 Active 41 DOM
16. 2026-05-09
    price $112,500 634-char remark

    Show marketing remark (634 chars)

    Welcome to this inviting 2-bedroom home offering additional versatility with two bonus rooms upstairs perfect for a home office, guest space, or hobby rooms. The main level features a comfortable layout with bright living areas and an updated bathroom showcasing modern finishes. The home provides a functional flow ideal for everyday living. Upstairs, the bonus rooms add valuable extra space to fit your needs whether you're working from home, hosting guests, or creating a personal retreat. Situated on a peaceful dead-end street, this property offers added privacy and minimal traffic, perfect for those seeking a quieter setting.

17. 2026-04-20
    listed $120,000 Active 634-char remark

    Show marketing remark (634 chars)

    Welcome to this inviting 2-bedroom home offering additional versatility with two bonus rooms upstairs perfect for a home office, guest space, or hobby rooms. The main level features a comfortable layout with bright living areas and an updated bathroom showcasing modern finishes. The home provides a functional flow ideal for everyday living. Upstairs, the bonus rooms add valuable extra space to fit your needs whether you're working from home, hosting guests, or creating a personal retreat. Situated on a peaceful dead-end street, this property offers added privacy and minimal traffic, perfect for those seeking a quieter setting.

18. 2016-03-01
    soldstatus $35,000

ⓘ 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: $1,506 · $125/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$21/yr (+$2/mo · 1.4%)

ⓘ 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 · 17 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: $16,120
• − Mortgage interest: −$5,490
• − Property taxes: −$1,506
• − Insurance: −$490
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,851
• Taxable income: $3,205
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,803/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 — Burgettstown

• Score: 69/100
• State rank: #821
• US rank: #8488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burgettstown, PA
• Population (ZIP): 6,775

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 (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 9% Serbian 4% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -2.92%
• Current HPI: 258.4607
• 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

+221.4% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $112,500 West Penn MLS
• 2026-04-20 Listed $120,000 West Penn MLS
• 2016-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $1,506 · +3.8% YoY. Source: county tax records.