963 Venetia Rd · Gastonville, PA 15367

$69,900

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 39 Days on market

Built 1900 6,438 sqft lot

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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
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Peter's Twp School District. 15 Minutes from Rt 19.

Key facts

• Opportunity to build
• Flat corner lot
• Detached garage

Tags

• FLAT CORNER LOT
• DETACHED GARAGE
• EXTRA OFF STREET PARKING
• OPPORTUNITY TO BUILD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 2.5% in Gastonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#726 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, health & safety F.
• Peters Township SD (suburban): math 71% / reading 86% proficiency, ranked #5 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 85 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 (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $70k implies a 459% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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: 2.10% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.37%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.8%
• Equity multiple: 2.57×
• Total profit: $30,645
• Equity at exit: $10,422

10-year hold

• IRR: 43.5%
• Equity multiple: 5.13×
• Total profit: $80,819
• Equity at exit: $6,044

Cash invested: $19,572 (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 15367

• Home prices YoY: -21.8%
• Active inventory: 85
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $659

Break-even live

Break-even rent $631

Max offer price $69,900

Occupancy floor 50%

Sensitivity live

Price	-10% $698	-5% $678	+0% $659	+5% $639	+10% $619
Rent	-10% $543	-5% $601	+0% $659	+5% $716	+10% $774
Rate	-1.0pp $694	-0.5pp $676	base $659	+0.5pp $640	+1.0pp $622

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-12
   status Pending
2. 2026-04-03
   price $69,900
3. 2026-03-04
   listed $89,900 Active
4. 2014-10-07
   price $12,500 62-char remark

   Show marketing remark (62 chars)

   Located in Peter's Twp School District. 15 Minutes from Rt 19.

5. 2014-10-06
   price $35,900 62-char remark

   Show marketing remark (62 chars)

   Located in Peter's Twp School District. 15 Minutes from Rt 19.

6. 2014-10-06
   soldstatus $12,500 62-char remark

   Show marketing remark (62 chars)

   Located in Peter's Twp School District. 15 Minutes from Rt 19.

7. 2014-05-30
   listed $35,900 62-char remark

   Show marketing remark (62 chars)

   Located in Peter's Twp School District. 15 Minutes from Rt 19.

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $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 3/10 Moderate 7 d/yr ≥96°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: $17,574
• − Mortgage interest: −$3,915
• − Property taxes: −$1,233
• − Insurance: −$350
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,033
• Taxable income: $7,231
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $6,167/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: Peters Township SD
• NCES district ID: 4218960
• Math proficiency: 71% ▼ -11.00%
• Reading proficiency: 86% ▼ -4.00%
• Median HH income: $104,902
• Composite: 71.6/100
• National rank: #221
• State rank: #5 of 539 in PA

Livability — Gastonville

• Score: 71/100
• State rank: #726
• US rank: #7265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,920

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 (92%)
• Race & ethnicity: White 92% Asian 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 10% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -71.47%
• Current HPI: 256.0169
• 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

+94.7% since first listed

7 events — show timeline

• 2026-04-12 Pending — West Penn MLS
• 2026-04-03 Price Changed $69,900 West Penn MLS
• 2026-03-04 Listed $89,900 West Penn MLS
• 2014-10-07 Price Changed $12,500 West Penn MLS
• 2014-10-06 Sold (MLS) $12,500 West Penn MLS
• 2014-10-06 Price Changed $35,900 West Penn MLS
• 2014-05-30 Listed $35,900 West Penn MLS

Property tax history

-2.1%/yr

Latest (2026): $1,233 · +4.4% YoY. Source: county tax records.