759 Mckean Ave · Donora, PA 15033

$65,000

6 bd · 2.0 ba · — sqft · MultiFamily · 20 Days on market

Built 1945 Fair condition 4,356 sqft lot ↓ 35% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious 4,356 sq ft multi-unit property featuring 6 beds / 2 baths and a large open main-level commercial/garage space. Ideal for investors or mixed-use conversion. Roof approx. 10 years old and 2 newer electrical boxes already installed. Exterior is solid and well-maintained. Interior needs light to moderate updates, offering strong upside potential. Includes rear access, yard space, and additional storage structure. Great opportunity to renovate and maximize income!

Key facts

• Multi-unit property
• Rear access
• Yard space

Tags

• MULTI-UNIT PROPERTY
• NEWER ELECTRICAL BOXES
• REAR ACCESS
• YARD SPACE
• ADDITIONAL STORAGE STRUCTURE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multifamily property (2 units)
• Construction: Brick construction; Asphalt roof
• Exterior features: Mixed zoning; Approximately 0.1 acre lot

Interior

• Bedrooms: Two units each with 3 bedrooms
• Bathrooms: Two units each with 1 full bathroom
• Interior features: Basement present; Public transportation nearby

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,198 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ringgold El Sch South (math 22% / reading 47%, grade F, #1,049 of 1,518 statewide, top 71%, 580 students, 100% FRL); Ringgold Ms (math 9% / reading 29%, grade F, #447 of 512 statewide, top 88%, 787 students, 100% FRL); Ringgold Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 852 students, 82% FRL) — zoned schools average 94% FRL vs 41% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• At $5,140/mo this rent would consume 155% of the median local household income ($40k/yr) (locally 363% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $3k appreciation (5.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 7.91% ✓
• Cap rate: 72.96%
• Cash-on-cash: 238.11%
• DSCR: 11.59
• GRM: 1.1

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
470 7th St	0.26mi	5/3.0 (-1)	—	11mo	$32,000	—	57
704 Waddell Ave	0.47mi	6/2.0	—	16mo	$105,000	—	53
312-315 Castner Ave	0.44mi	6/2.0	—	23mo	$49,999	—	47

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

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.47×
• Total profit: $245,179
• Equity at exit: $36,949

10-year hold

• IRR: —
• Equity multiple: 30.80×
• Total profit: $542,428
• Equity at exit: $63,864

Cash invested: $18,200 (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 15033

• Home prices YoY: 4.8%
• Active inventory: 21
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $5,140 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,079
• Net cashflow: $3,611

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 25%

Sensitivity live

Price	-10% $3,656	-5% $3,634	+0% $3,611	+5% $3,589	+10% $3,566
Rent	-10% $3,205	-5% $3,408	+0% $3,611	+5% $3,814	+10% $4,017
Rate	-1.0pp $3,644	-0.5pp $3,628	base $3,611	+0.5pp $3,595	+1.0pp $3,577

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$5,142
Total (6 units)			$5,140

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 20 DOM
2. 2026-06-18
   days on market $65,000 Active 17 DOM
3. 2026-06-17
   days on market $65,000 Active 16 DOM
4. 2026-06-16
   days on market $65,000 Active 15 DOM
5. 2026-06-15
   days on market $65,000 Active 14 DOM
6. 2026-06-13
   days on market $65,000 Active 12 DOM
7. 2026-06-13
   days on market $65,000 Active 11 DOM
8. 2026-06-10
   price $65,000 Active 8 DOM
9. 2026-06-09
   days on market $75,000 Active 8 DOM
10. 2026-06-08
    days on market $75,000 Active 7 DOM
11. 2026-06-07
    days on market $75,000 Active 6 DOM
12. 2026-06-05
    days on market $75,000 Active 3 DOM
13. 2026-06-03
    days on market $75,000 Active 2 DOM
14. 2026-06-02
    days on marketlisting id $75,000 Active 1 DOM
15. 2026-05-18
    listed $75,000 Active 473-char remark

    Show marketing remark (473 chars)

    Spacious 4,356 sq ft multi-unit property featuring 6 beds / 2 baths and a large open main-level commercial/garage space. Ideal for investors or mixed-use conversion. Roof approx. 10 years old and 2 newer electrical boxes already installed. Exterior is solid and well-maintained. Interior needs light to moderate updates, offering strong upside potential. Includes rear access, yard space, and additional storage structure. Great opportunity to renovate and maximize income!

16. 2026-05-13
    price $75,000

    Show marketing remark (473 chars)

    Spacious 4,356 sq ft multi-unit property featuring 6 beds / 2 baths and a large open main-level commercial/garage space. Ideal for investors or mixed-use conversion. Roof approx. 10 years old and 2 newer electrical boxes already installed. Exterior is solid and well-maintained. Interior needs light to moderate updates, offering strong upside potential. Includes rear access, yard space, and additional storage structure. Great opportunity to renovate and maximize income!

17. 2026-04-22
    price $85,000

    Show marketing remark (473 chars)

    Spacious 4,356 sq ft multi-unit property featuring 6 beds / 2 baths and a large open main-level commercial/garage space. Ideal for investors or mixed-use conversion. Roof approx. 10 years old and 2 newer electrical boxes already installed. Exterior is solid and well-maintained. Interior needs light to moderate updates, offering strong upside potential. Includes rear access, yard space, and additional storage structure. Great opportunity to renovate and maximize income!

18. 2026-04-08
    price $90,000

    Show marketing remark (473 chars)

    Spacious 4,356 sq ft multi-unit property featuring 6 beds / 2 baths and a large open main-level commercial/garage space. Ideal for investors or mixed-use conversion. Roof approx. 10 years old and 2 newer electrical boxes already installed. Exterior is solid and well-maintained. Interior needs light to moderate updates, offering strong upside potential. Includes rear access, yard space, and additional storage structure. Great opportunity to renovate and maximize income!

19. 2026-04-01
    price $95,000

    Show marketing remark (473 chars)

    Spacious 4,356 sq ft multi-unit property featuring 6 beds / 2 baths and a large open main-level commercial/garage space. Ideal for investors or mixed-use conversion. Roof approx. 10 years old and 2 newer electrical boxes already installed. Exterior is solid and well-maintained. Interior needs light to moderate updates, offering strong upside potential. Includes rear access, yard space, and additional storage structure. Great opportunity to renovate and maximize income!

20. 2026-03-16
    listed $100,000 Active

    Show marketing remark (473 chars)

    Spacious 4,356 sq ft multi-unit property featuring 6 beds / 2 baths and a large open main-level commercial/garage space. Ideal for investors or mixed-use conversion. Roof approx. 10 years old and 2 newer electrical boxes already installed. Exterior is solid and well-maintained. Interior needs light to moderate updates, offering strong upside potential. Includes rear access, yard space, and additional storage structure. Great opportunity to renovate and maximize income!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $61,680
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$4,934
• − Management: −$4,934
• − Depreciation: −$1,891
• Taxable income: $44,979
• Est. tax owed @ 24.0%: −$10,795
• After-tax cash flow: $32,542/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.

Condition & rehab AI · 12 photos

Fair 45/100 Extensive rehab

This multi-unit property requires extensive repairs and updates to bring it up to current standards, with a focus on exterior, interior, HVAC, and landscaping improvements.

Repairs flagged

• Major Exterior brick — Exposed brick and peeling paint
• Major Interior walls — Peeling paint and exposed insulation
• Major HVAC appliances — Old and inefficient appliances
• Major Landscaping — Overgrown yard and lack of landscaping

Value-add opportunities

• Both Exterior paint and siding — Enhances curb appeal and value
• Both HVAC system upgrade — Improves comfort and energy efficiency
• Both Landscaping and curb appeal — Enhances property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior brick · Exposed brick and peeling paint	Major	$15,000–50,000
Interior walls · Peeling paint and exposed insulation	Major	$15,000–50,000
HVAC appliances · Old and inefficient appliances	Major	$15,000–50,000
Landscaping · Overgrown yard and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Exterior paint and siding — Enhances curb appeal and value ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal — Enhances property value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Donora

• Score: 64/100
• State rank: #1198
• US rank: #14079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donora, PA
• County: Washington County · 106,469 people
• City population: 4,572
• Metro: Pittsburgh, PA
• Population (ZIP): 4,572
• Household income: $39,921
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 363.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 5% Romanian 5% Subsaharan African 1%
• Foreign-born: 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: ▲ 5.03%
• Current HPI: 110.5976
• Rent YoY: —
• 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

-35.0% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $65,000 West Penn MLS
• 2026-06-01 Listed $75,000 West Penn MLS
• 2026-05-18 Listed $75,000 West Penn MLS
• 2026-05-13 Price Changed $75,000 West Penn MLS
• 2026-04-22 Price Changed $85,000 West Penn MLS
• 2026-04-08 Price Changed $90,000 West Penn MLS
• 2026-04-01 Price Changed $95,000 West Penn MLS
• 2026-03-16 Listed $100,000 West Penn MLS