2189 Dunn Station Rd · Green Hills, PA 15329

$59,900

3 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 128 Days on market

Built 1920 0.31 ac lot ↓ 53% since listing

---

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
• Appreciation +6.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable Cape cod style home with a large front covered porch to enjoy this spring. There is a cozy brick fireplace and nice built-ins as you enter the living/dining room area. Plenty of counter and cabinet space in the kitchen. The primary bedroom and full bathroom are located on the main level. Upstairs you will find two additional bedrooms. There is a partially finished game room with a bar, laundry area, and tons of additional storage space. Minutes from US 19 and I 79.

Key facts

• Front covered porch
• Bar
• Brick fireplace

Tags

• FRONT COVERED PORCH
• BRICK FIREPLACE
• BUILT-INS
• COUNTER AND CABINET SPACE
• PARTIALLY FINISHED GAME ROOM
• BAR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,330 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, housing F.
• Mcguffey SD (rural): math 26% / reading 49% proficiency, ranked #370 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($414 loan paydown + $2k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.95% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.83%
• DSCR: 2.42
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.05×
• Total profit: $34,393
• Equity at exit: $29,364

10-year hold

• IRR: 34.6%
• Equity multiple: 6.07×
• Total profit: $85,073
• Equity at exit: $47,242

Cash invested: $16,772 (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 15329

• Home prices YoY: 2.3%
• Active inventory: 4
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$141 /mo · $1,687/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $389

Break-even live

Break-even rent $678

Max offer price $59,900

Occupancy floor 62%

Sensitivity live

Price	-10% $423	-5% $406	+0% $389	+5% $372	+10% $355
Rent	-10% $297	-5% $343	+0% $389	+5% $436	+10% $482
Rate	-1.0pp $420	-0.5pp $405	base $389	+0.5pp $374	+1.0pp $358

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $59,900 Active 128 DOM
2. 2026-06-18
   days on market $59,900 Active 125 DOM
3. 2026-06-17
   days on market $59,900 Active 124 DOM
4. 2026-06-16
   days on market $59,900 Active 123 DOM
5. 2026-06-15
   days on market $59,900 Active 122 DOM
6. 2026-06-13
   days on market $59,900 Active 120 DOM
7. 2026-06-13
   days on market $59,900 Active 119 DOM
8. 2026-06-09
   days on market $59,900 Active 116 DOM
9. 2026-06-08
   days on market $59,900 Active 115 DOM
10. 2026-06-07
    days on market $59,900 Active 114 DOM
11. 2026-06-05
    days on market $59,900 Active 111 DOM
12. 2026-06-03
    days on market $59,900 Active 110 DOM
13. 2026-06-02
    days on market $59,900 Active 109 DOM
14. 2026-06-01
    days on market $59,900 Active 108 DOM
15. 2026-05-31
    days on market $59,900 Active 107 DOM
16. 2026-04-17
    price $69,900 479-char remark

    Show marketing remark (479 chars)

    Adorable Cape cod style home with a large front covered porch to enjoy this spring. There is a cozy brick fireplace and nice built-ins as you enter the living/dining room area. Plenty of counter and cabinet space in the kitchen. The primary bedroom and full bathroom are located on the main level. Upstairs you will find two additional bedrooms. There is a partially finished game room with a bar, laundry area, and tons of additional storage space. Minutes from US 19 and I 79.

17. 2026-03-18
    price $79,900 479-char remark

    Show marketing remark (479 chars)

    Adorable Cape cod style home with a large front covered porch to enjoy this spring. There is a cozy brick fireplace and nice built-ins as you enter the living/dining room area. Plenty of counter and cabinet space in the kitchen. The primary bedroom and full bathroom are located on the main level. Upstairs you will find two additional bedrooms. There is a partially finished game room with a bar, laundry area, and tons of additional storage space. Minutes from US 19 and I 79.

18. 2026-02-13
    listed $89,900 Active 479-char remark

    Show marketing remark (479 chars)

    Adorable Cape cod style home with a large front covered porch to enjoy this spring. There is a cozy brick fireplace and nice built-ins as you enter the living/dining room area. Plenty of counter and cabinet space in the kitchen. The primary bedroom and full bathroom are located on the main level. Upstairs you will find two additional bedrooms. There is a partially finished game room with a bar, laundry area, and tons of additional storage space. Minutes from US 19 and I 79.

19. 2022-11-08
    price $110,000 831-char remark

    Show marketing remark (831 chars)

    Welcome home to 2189 Dunn Station! This adorable 3, possibly 4 bedroom home is much bigger than it looks! The front covered porch is peaceful and inviting! Walk into the huge open living and dining room with wood burning fireplace and built in corner cabinet! The kitchen has nice updates and has access to the back deck that overlooks the very private backyard! Perfect for morning coffee! There are two nice sized bedrooms and an updated bathroom on the main level! Upstairs boasts a large bedroom and landing that could be 4th bedroom! Walk in attic access for so much storage!! The basement is finished with tons of shelving, a custom bar, laundry and utility room. Walk out the door and you will find a large multilevel deck and two sheds! One has heat and electric! A perfect little workshop! Make this house your HOME today!

20. 2022-04-29
    listed $115,000 Active 831-char remark

    Show marketing remark (831 chars)

    Welcome home to 2189 Dunn Station! This adorable 3, possibly 4 bedroom home is much bigger than it looks! The front covered porch is peaceful and inviting! Walk into the huge open living and dining room with wood burning fireplace and built in corner cabinet! The kitchen has nice updates and has access to the back deck that overlooks the very private backyard! Perfect for morning coffee! There are two nice sized bedrooms and an updated bathroom on the main level! Upstairs boasts a large bedroom and landing that could be 4th bedroom! Walk in attic access for so much storage!! The basement is finished with tons of shelving, a custom bar, laundry and utility room. Walk out the door and you will find a large multilevel deck and two sheds! One has heat and electric! A perfect little workshop! Make this house your HOME today!

21. 2021-09-22
    listed $124,900 Active
22. 2021-06-04
    historical
23. 2021-03-04
    price $129,900
24. 2021-02-09
    price $134,900
25. 2021-01-23
    price $139,900
26. 2020-10-11
    price $144,900
27. 2020-08-14
    listed $149,900 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: $1,687 · $141/mo
• Projected year-2 tax: $1,687 · $141/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 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: $14,045
• − Mortgage interest: −$3,355
• − Property taxes: −$1,687
• − Insurance: −$966
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,743
• Taxable income: $4,047
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $3,702/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: Mcguffey SD
• NCES district ID: 4214880
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $56,454
• Composite: 32.95/100
• National rank: #5590
• State rank: #370 of 539 in PA

Livability — Green Hills

• Score: 62/100
• State rank: #1330
• US rank: #16416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,438

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 5% Romanian 5% Iranian 2%
• 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: ▲ 3.71%
• Current HPI: 166.8401
• 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

-53.4% since first listed

12 events — show timeline

• 2026-04-17 Price Changed $69,900 West Penn MLS
• 2026-03-18 Price Changed $79,900 West Penn MLS
• 2026-02-13 Listed $89,900 West Penn MLS
• 2022-11-08 Price Changed $110,000 West Penn MLS
• 2022-04-29 Listed $115,000 West Penn MLS
• 2021-09-22 Listed $124,900 West Penn MLS
• 2021-06-04 Delisted — West Penn MLS
• 2021-03-04 Price Changed $129,900 West Penn MLS
• 2021-02-09 Price Changed $134,900 West Penn MLS
• 2021-01-23 Price Changed $139,900 West Penn MLS
• 2020-10-11 Price Changed $144,900 West Penn MLS
• 2020-08-14 Listed $149,900 West Penn MLS

Property tax history

+6.8%/yr

Latest (2026): $1,687 · +4.0% YoY. Source: county tax records.