183 Country Club Rd · South Strabane, PA 15301

$22,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 99 Days on market

Built 1860 5,619 sqft lot $22/sqft · 90% below area

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

Listing remarks MLS

Investor Alert! Great single family with newer hvac, hot water heat and electric panel. Would make a great rental after renovating or starter house. Being sold in as-is condition.

Key facts

• Electric panel
• Hot water heat
• Newer hvac

Tags

• NEWER HVAC
• HOT WATER HEAT
• ELECTRIC PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $21k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+3.4%/yr); 163 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $158 of loan paydown is wiped out by about $687 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 (-3.0% appreciation + 3.4% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $7k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,839 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1860 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.33% ✓
• Cap rate: 46.08%
• Cash-on-cash: 142.10%
• DSCR: 7.32
• GRM: 1.6

CMA / ARV

• ARV (median comp): $218,274
• List price: $22,900
• Delta: -89.51%
• 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
42 Lee Ave	0.41mi	2/2.0	995 (-4%)	2mo	$245,000	$246	68
903 Locust Ave	0.32mi	2/2.0	920 (-12%)	8mo	$130,000	$141	55
48 Country Club Rd	0.34mi	3/1.0 (+1)	950 (-9%)	22mo	$160,550	$169	46
1186 N Main St	0.60mi	3/1.0 (+1)	1,177 (+13%)	12mo	$185,000	$157	35

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: —
• Equity multiple: 8.04×
• Total profit: $45,163
• Equity at exit: $3,414

10-year hold

• IRR: —
• Equity multiple: 17.18×
• Total profit: $103,725
• Equity at exit: $1,980

Cash invested: $6,412 (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: 163
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$120
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $759

Break-even live

Break-even rent $259

Max offer price $22,900

Occupancy floor 33%

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
376 Maple Ave Washington, PA	3.0	1.0	1316	$1,950	$1.48	3d	1	1.08mi
275 North Ave Washington, PA	2.0	1.0	700	$850	$1.21	43d	1	1.27mi
410 W Hallam Ave Unit 410 Washington, PA	1.0	1.0	830	$850	$1.02	23d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $22,900 Active 99 DOM
2. 2026-06-17
   days on market $22,900 Active 98 DOM
3. 2026-06-16
   days on market $22,900 Active 97 DOM
4. 2026-06-15
   days on market $22,900 Active 96 DOM
5. 2026-06-13
   days on market $22,900 Active 94 DOM
6. 2026-06-13
   days on market $22,900 Active 93 DOM
7. 2026-06-09
   days on market $22,900 Active 90 DOM
8. 2026-06-08
   days on market $22,900 Active 89 DOM
9. 2026-06-07
   days on market $22,900 Active 88 DOM
10. 2026-06-05
    days on market $22,900 Active 85 DOM
11. 2026-06-03
    days on market $22,900 Active 84 DOM
12. 2026-06-02
    days on market $22,900 Active 83 DOM
13. 2026-06-02
    price $22,900 Active 82 DOM
14. 2026-06-01
    days on market $26,900 Active 82 DOM
15. 2026-05-31
    days on market $26,900 Active 81 DOM
16. 2026-05-08
    price $27,900 180-char remark

    Show marketing remark (180 chars)

    Investor Alert! Great single family with newer hvac, hot water heat and electric panel. Would make a great rental after renovating or starter house. Being sold in as-is condition.

17. 2026-04-06
    price $28,900 180-char remark

    Show marketing remark (180 chars)

    Investor Alert! Great single family with newer hvac, hot water heat and electric panel. Would make a great rental after renovating or starter house. Being sold in as-is condition.

18. 2026-03-11
    listed $29,900 Active 180-char remark

    Show marketing remark (180 chars)

    Investor Alert! Great single family with newer hvac, hot water heat and electric panel. Would make a great rental after renovating or starter house. Being sold in as-is condition.

19. 2025-11-25
    price $24,900 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

20. 2025-10-28
    price $29,900 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

21. 2025-10-14
    status Active 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

22. 2025-10-01
    historical Contingent 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

23. 2025-07-31
    price $34,900 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

24. 2025-07-07
    price $44,900 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

25. 2025-06-24
    price $55,900 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

26. 2025-06-02
    price $59,900 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

27. 2025-03-28
    price $69,900 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

28. 2025-02-22
    listed $79,900 Active 185-char remark

    Show marketing remark (185 chars)

    Investor Alert!! Great 2 bedroom with updated power vented hvac, hot water heater and updated electric panel. Would make a great rental after renovating. Being sold in as-is condition.

29. 2024-07-19
    status Active
30. 2024-06-24
    historical Expired
31. 2023-10-09
    historical Contingent
32. 2023-06-26
    listed $49,000 Active
33. 2022-06-21
    soldstatus $83,000

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $904 · $75/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,647
• − Mortgage interest: −$1,283
• − Property taxes: −$904
• − Insurance: −$114
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$666
• Taxable income: $9,336
• Est. tax owed @ 24.0%: −$2,241
• After-tax cash flow: $6,871/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 — South Strabane

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Washington County · 106,469 people
• 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

-66.4% since first listed

18 events — show timeline

• 2026-05-08 Price Changed $27,900 West Penn MLS
• 2026-04-06 Price Changed $28,900 West Penn MLS
• 2026-03-11 Listed $29,900 West Penn MLS
• 2025-11-25 Price Changed $24,900 West Penn MLS
• 2025-10-28 Price Changed $29,900 West Penn MLS
• 2025-10-14 Relisted — West Penn MLS
• 2025-10-01 Contingent — West Penn MLS
• 2025-07-31 Price Changed $34,900 West Penn MLS
• 2025-07-07 Price Changed $44,900 West Penn MLS
• 2025-06-24 Price Changed $55,900 West Penn MLS
• 2025-06-02 Price Changed $59,900 West Penn MLS
• 2025-03-28 Price Changed $69,900 West Penn MLS
• 2025-02-22 Listed $79,900 West Penn MLS
• 2024-07-19 Relisted — West Penn MLS
• 2024-06-24 Delisted — West Penn MLS
• 2023-10-09 Contingent — West Penn MLS
• 2023-06-26 Listed $49,000 West Penn MLS
• 2022-06-21 Sold (Public Records) $83,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $904 · +1.9% YoY. Source: county tax records.