17 Hickory St · Burgettstown, PA 15021

$95,000

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 120 Days on market

Built 1920 7,000 sqft lot $82/sqft · 42% below area Est $163k · 42% under ↓ 21% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +3.5/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this charming 2-bedroom, 1-bath ranch offering comfort, space, and future potential. The large living room and dining room combination provides plenty of room for entertaining guests or relaxing at home. The updated kitchen features newer cabinetry and ample cabinet space, making meal prep and storage a breeze. Downstairs, you’ll find a large unfinished basement, ready for the buyer’s imagination — perfect for additional living space, a home gym, or storage. The home also boasts a full attic with generous space, offering the opportunity to be finished into extra rooms or a bonus area. Outside, enjoy evenings on the covered front porch, a welcoming spot to unwind. The property currently offers off-street parking, with additional possibilities. There is currently no parking available on Hickory Street; however, concept photos have been provided to illustrate potential parking options. The images have been digitally enhanced to remove the existing flower bed and front steps and to showcase both concrete and gravel parking pad possibilities for visualization purposes. An additional option for parking on the opposite side of the home is also feasible. Conveniently located with easy access to Route 22/30, this home is close to restaurants, shopping, and everyday amenities. A great opportunity for buyers looking for a well-maintained home with room to grow and customize.

Key facts

• Covered front porch
• Large living room
• Updated kitchen

Tags

• LARGE LIVING ROOM
• UPDATED KITCHEN
• LARGE UNFINISHED BASEMENT
• FULL ATTIC
• COVERED FRONT PORCH
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#821 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Burgettstown Area SD (rural): math 22% / reading 48% proficiency, ranked #411 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 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 (-2.9%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 (-2.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1920 — 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. 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: 1.44% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $162,834
• List price: $95,000
• Delta: -41.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Grant St	0.13mi	2/1.5	1,067 (-8%)	1mo	$166,000	$156	78
15 Hickory St	0.01mi	3/1.0 (+1)	1,242 (+8%)	5mo	$153,000	$123	78
19 Hindman Ave	0.32mi	2/2.0	1,080 (-6%)	14mo	$235,000	$218	59
68 Center Ave	0.25mi	2/1.0	1,288 (+12%)	22mo	$145,000	$113	51
134 Reed St	0.68mi	2/1.0	1,019 (-12%)	6mo	$126,570	$124	44

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

Projected returns pro-forma

-2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $11,483
• Equity at exit: $14,517

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $44,528
• Equity at exit: $8,821

Cash invested: $26,600 (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 15021

• Home prices YoY: -1.1%
• Active inventory: 47
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$124 /mo · $1,486/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $416

Break-even live

Break-even rent $838

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 120 DOM
2. 2026-06-17
   days on market $95,000 Active 119 DOM
3. 2026-06-16
   days on market $95,000 Active 118 DOM
4. 2026-06-15
   days on market $95,000 Active 117 DOM
5. 2026-06-13
   days on market $95,000 Active 115 DOM
6. 2026-06-12
   days on market $95,000 Active 114 DOM
7. 2026-06-09
   days on market $95,000 Active 111 DOM
8. 2026-06-08
   days on market $95,000 Active 110 DOM
9. 2026-06-08
   days on market $95,000 Active 109 DOM
10. 2026-06-04
    days on market $95,000 Active 105 DOM
11. 2026-06-02
    days on market $95,000 Active 104 DOM
12. 2026-06-01
    days on market $95,000 Active 103 DOM
13. 2026-05-31
    days on market $95,000 Active 102 DOM
14. 2026-03-31
    price $95,000 1420-char remark

    Show marketing remark (1420 chars)

    Welcome home to this charming 2-bedroom, 1-bath ranch offering comfort, space, and future potential. The large living room and dining room combination provides plenty of room for entertaining guests or relaxing at home. The updated kitchen features newer cabinetry and ample cabinet space, making meal prep and storage a breeze. Downstairs, you’ll find a large unfinished basement, ready for the buyer’s imagination — perfect for additional living space, a home gym, or storage. The home also boasts a full attic with generous space, offering the opportunity to be finished into extra rooms or a bonus area. Outside, enjoy evenings on the covered front porch, a welcoming spot to unwind. The property currently offers off-street parking, with additional possibilities. There is currently no parking available on Hickory Street; however, concept photos have been provided to illustrate potential parking options. The images have been digitally enhanced to remove the existing flower bed and front steps and to showcase both concrete and gravel parking pad possibilities for visualization purposes. An additional option for parking on the opposite side of the home is also feasible. Conveniently located with easy access to Route 22/30, this home is close to restaurants, shopping, and everyday amenities. A great opportunity for buyers looking for a well-maintained home with room to grow and customize.

15. 2026-03-03
    price $115,000 1420-char remark

    Show marketing remark (1420 chars)

    Welcome home to this charming 2-bedroom, 1-bath ranch offering comfort, space, and future potential. The large living room and dining room combination provides plenty of room for entertaining guests or relaxing at home. The updated kitchen features newer cabinetry and ample cabinet space, making meal prep and storage a breeze. Downstairs, you’ll find a large unfinished basement, ready for the buyer’s imagination — perfect for additional living space, a home gym, or storage. The home also boasts a full attic with generous space, offering the opportunity to be finished into extra rooms or a bonus area. Outside, enjoy evenings on the covered front porch, a welcoming spot to unwind. The property currently offers off-street parking, with additional possibilities. There is currently no parking available on Hickory Street; however, concept photos have been provided to illustrate potential parking options. The images have been digitally enhanced to remove the existing flower bed and front steps and to showcase both concrete and gravel parking pad possibilities for visualization purposes. An additional option for parking on the opposite side of the home is also feasible. Conveniently located with easy access to Route 22/30, this home is close to restaurants, shopping, and everyday amenities. A great opportunity for buyers looking for a well-maintained home with room to grow and customize.

16. 2026-02-17
    listed $120,000 Active 1420-char remark

    Show marketing remark (1420 chars)

    Welcome home to this charming 2-bedroom, 1-bath ranch offering comfort, space, and future potential. The large living room and dining room combination provides plenty of room for entertaining guests or relaxing at home. The updated kitchen features newer cabinetry and ample cabinet space, making meal prep and storage a breeze. Downstairs, you’ll find a large unfinished basement, ready for the buyer’s imagination — perfect for additional living space, a home gym, or storage. The home also boasts a full attic with generous space, offering the opportunity to be finished into extra rooms or a bonus area. Outside, enjoy evenings on the covered front porch, a welcoming spot to unwind. The property currently offers off-street parking, with additional possibilities. There is currently no parking available on Hickory Street; however, concept photos have been provided to illustrate potential parking options. The images have been digitally enhanced to remove the existing flower bed and front steps and to showcase both concrete and gravel parking pad possibilities for visualization purposes. An additional option for parking on the opposite side of the home is also feasible. Conveniently located with easy access to Route 22/30, this home is close to restaurants, shopping, and everyday amenities. A great opportunity for buyers looking for a well-maintained home with room to grow and customize.

ⓘ 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: $1,486 · $124/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$7/yr (+$1/mo · 0.5%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,375
• − Mortgage interest: −$5,321
• − Property taxes: −$1,486
• − Insurance: −$475
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,764
• Taxable income: $3,709
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,107/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: Burgettstown Area SD
• NCES district ID: 4204500
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $49,509
• Composite: 30.2/100
• National rank: #6310
• State rank: #411 of 539 in PA

Livability — Burgettstown

• Score: 69/100
• State rank: #821
• US rank: #8488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burgettstown, PA
• Population (ZIP): 6,775

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 (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 9% Serbian 4% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -2.92%
• Current HPI: 258.4607
• 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

-20.8% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $95,000 West Penn MLS
• 2026-03-03 Price Changed $115,000 West Penn MLS
• 2026-02-17 Listed $120,000 West Penn MLS

Property tax history

+1.2%/yr

Latest (2026): $1,486 · +3.8% YoY. Source: county tax records.