537 6th St · Donora, PA 15033

$75,000

4 bd · 2.0 ba · 2,145 sqft · Other public records · 66 Days on market

Built 1930 3,001 sqft lot Est $59k · 28% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks

Looking for a cash flowing 2-bed duplex in Donora at an entry price point? This up and down duplex at 537 6th St offers two 2 bed, 1 bath units, both currently rented, making it a straightforward addition to a rental portfolio in the Ringgold School District. Welcome to 537 6th St in Donora, a 2-bed duplex in Donora designed for investors seeking immediate rental income. This up and down duplex features two units, each offering 2 bedrooms and 1 full bath, with a total of 2,145 square feet of interior space. Both units are currently rented, providing instant income from day one. The property sits on a 45 x 77 lot and includes on street parking with no HOA requirements. The straightforward la

Key facts

• Rented units
• Cash flowing duplex
• Entry price point

Tags

• CASH FLOWING DUPLEX
• RENTED UNITS
• ENTRY PRICE POINT
• STRAIGHTFORWARD LAYOUT
• ON STREET PARKING
• NO HOA REQUIREMENTS

Property features AI

Finance

• Other: Tax assessed value $42,700; Annual tax amount $1,234
• Financial info: One unit currently rents for $746; The other unit currently rents for $685

Exterior

• Utilities: Natural gas available
• Home design: Multifamily property
• Exterior features: Zoned X

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two-unit property (multifamily)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% 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: 23 active listings in the ZIP; lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 40% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 66 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $75k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1930 — 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. 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $58,530
• List price: $75,000
• Delta: 28.14%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.6%
• Equity multiple: 3.38×
• Total profit: $50,029
• Equity at exit: $42,634

10-year hold

• IRR: 36.7%
• Equity multiple: 6.86×
• Total profit: $123,065
• Equity at exit: $73,690

Cash invested: $21,000 (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: 23
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $512

Break-even live

Break-even rent $668

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $554	-5% $533	+0% $512	+5% $491	+10% $469
Rent	-10% $408	-5% $460	+0% $512	+5% $564	+10% $616
Rate	-1.0pp $550	-0.5pp $531	base $512	+0.5pp $492	+1.0pp $473

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $75,000 Active 66 DOM
2. 2026-06-21
   days on market $75,000 Active 65 DOM
3. 2026-06-18
   days on market $75,000 Active 62 DOM
4. 2026-06-17
   days on market $75,000 Active 61 DOM
5. 2026-06-16
   days on market $75,000 Active 60 DOM
6. 2026-06-15
   days on market $75,000 Active 59 DOM
7. 2026-06-13
   days on market $75,000 Active 57 DOM
8. 2026-06-13
   days on market $75,000 Active 56 DOM
9. 2026-06-09
   days on market $75,000 Active 53 DOM
10. 2026-06-08
    days on market $75,000 Active 52 DOM
11. 2026-06-07
    days on market $75,000 Active 51 DOM
12. 2026-06-05
    days on market $75,000 Active 48 DOM
13. 2026-06-03
    days on market $75,000 Active 47 DOM
14. 2026-06-02
    days on market $75,000 Active 46 DOM
15. 2026-06-01
    days on market $75,000 Active 45 DOM
16. 2026-05-31
    days on market $75,000 Active 44 DOM
17. 2026-04-15
    listed $75,000 Active 1085-char remark
18. 2022-06-07
    soldstatus $47,500

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,234 · $103/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 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $15,784
• − Mortgage interest: −$4,201
• − Property taxes: −$1,234
• − Insurance: −$375
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,182
• Taxable income: $5,267
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,877/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: 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

+57.9% since first listed

2 events — show timeline

• 2026-04-15 Listed $75,000 West Penn MLS
• 2022-06-07 Sold (Public Records) $47,500 Public Records

Property tax history

+4.7%/yr

Latest (2026): $1,234 · +2.8% YoY. Source: county tax records.