447 Middle St · West Brownsville, PA 15417

$99,900

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 93 Days on market

Built 1900 5,662 sqft lot $66/sqft · 13% above area Est $89k · 13% over

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Why this score? — see what drove the C 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.9/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.8/15.0

Listing remarks MLS

Spacious two story home with a large front covered porch. As you enter you will notice tons of natural light and built-ins. Plenty of counter and cabinet space in the kitchen featuring white cabinetry, solid countertops and stainless appliances. Nice tiled backsplash and modern light fixtures. First floor laundry room for added convenience. There is a large center island for additional prep and storage space. Formal dining room off of the kitchen, great for family gatherings. Full, unfinished basement for tons of additional storage space. Enjoy the rear covered deck and flat backyard this spring. Store all of your tools in the shed. Minutes to toll rd 43 and PA 88.

Key facts

• Front covered porch
• Natural light
• Solid countertops

Tags

• FRONT COVERED PORCH
• NATURAL LIGHT
• BUILT-INS
• COUNTER AND CABINET SPACE
• WHITE CABINETRY
• SOLID COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#597 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Brownsville Area SD (rural): math 17% / reading 34% proficiency, ranked #472 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 45 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 (-1.7%/yr); year-one equity from $691 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 (-1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (median comp): $88,703
• List price: $99,900
• Delta: 12.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 River St	0.20mi	3/1.0	1,576 (+4%)	10mo	$89,000	$56	75
207 Nemacolin St	0.32mi	3/1.0	1,360 (-10%)	9mo	$13,000	$10	61
711 Main St	0.26mi	3/2.0	1,615 (+7%)	18mo	$50,000	$31	57
106 Ann St	0.71mi	3/1.5	1,536 (+2%)	12mo	$52,500	$34	52
246 Bank St	0.71mi	3/2.0	1,424 (-6%)	13mo	$83,000	$58	43
103 Ann St	0.68mi	3/1.0	1,664 (+10%)	11mo	$35,000	$21	42

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

Projected returns pro-forma

-1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $3,382
• Equity at exit: $20,960

10-year hold

• IRR: 10.3%
• Equity multiple: 1.93×
• Total profit: $26,085
• Equity at exit: $19,422

Cash invested: $27,972 (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 15417

• Home prices YoY: -0.9%
• Active inventory: 45
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $217

Break-even live

Break-even rent $917

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $99,900 Active 93 DOM
2. 2026-06-17
   days on market $99,900 Active 92 DOM
3. 2026-06-16
   days on market $99,900 Active 91 DOM
4. 2026-06-15
   days on market $99,900 Active 90 DOM
5. 2026-06-13
   days on market $99,900 Active 88 DOM
6. 2026-06-12
   days on market $99,900 Active 87 DOM
7. 2026-06-09
   days on market $99,900 Active 84 DOM
8. 2026-06-08
   days on market $99,900 Active 83 DOM
9. 2026-06-08
   days on market $99,900 Active 82 DOM
10. 2026-06-04
    days on market $99,900 Active 78 DOM
11. 2026-06-02
    days on market $99,900 Active 77 DOM
12. 2026-06-01
    days on market $99,900 Active 76 DOM
13. 2026-05-31
    days on market $99,900 Active 75 DOM
14. 2026-03-17
    listed $129,900 Active 673-char remark

    Show marketing remark (673 chars)

    Spacious two story home with a large front covered porch. As you enter you will notice tons of natural light and built-ins. Plenty of counter and cabinet space in the kitchen featuring white cabinetry, solid countertops and stainless appliances. Nice tiled backsplash and modern light fixtures. First floor laundry room for added convenience. There is a large center island for additional prep and storage space. Formal dining room off of the kitchen, great for family gatherings. Full, unfinished basement for tons of additional storage space. Enjoy the rear covered deck and flat backyard this spring. Store all of your tools in the shed. Minutes to toll rd 43 and PA 88.

15. 2022-05-27
    soldstatus $100,000
16. 2022-05-25
    soldstatus $100,000 Closed 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

17. 2022-05-24
    status Pending 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

18. 2022-04-04
    historical Contingent 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

19. 2022-03-27
    price $114,900 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

20. 2021-12-13
    price $119,900 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

21. 2021-12-13
    status Active 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

22. 2021-12-05
    historical Contingent 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

23. 2021-11-04
    listed $129,900 Active 913-char remark

    Show marketing remark (913 chars)

    This spacious three bedroom home is move in ready. This home has numerous updates. The kitchen offers new cabinetry, solid surface countertops and appliances. Inside, freshly painted walls compliment the updated vinyl flooring on the main level and new carpeting throughout the bedrooms on the upper level and full bathroom with ceramic tile floor. There is a wall mount electric fireplace in the living room. The drop ceilings in all the rooms have been replaced with drywall. Gas forced air furnace and central air conditioning installed in 2019. New storm door and custom fiberglass entrance door 2021. New rear storm door and exterior steel door installed 2021. Step outside and enjoy your morning coffee on the 20x16 rear deck or just relax in the evening. The back yard with a wooden picket fence is level and provides room for entertaining, children to play or pet. Shed provides additional storage space.

24. 2019-01-17
    historical Withdrawn
25. 2018-06-29
    listed $69,900 Active
26. 2015-11-23
    soldstatus $65,000
27. 2015-11-21
    price $65,000
28. 2015-11-20
    price $69,900
29. 2015-11-20
    soldstatus $65,000 Sold
30. 2015-11-02
    status Under Contract
31. 2015-10-06
    historical Contingent
32. 2015-09-10
    price $69,900
33. 2015-08-25
    listed $74,900 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: $1,236 · $103/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$171/yr (+$14/mo · 13.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 20 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: $14,297
• − Mortgage interest: −$5,596
• − Property taxes: −$1,236
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,906
• Taxable income: $1,105
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,341/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: Brownsville Area SD
• NCES district ID: 4204080
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $34,500
• Composite: 20.93/100
• National rank: #8481
• State rank: #472 of 539 in PA

Livability — West Brownsville

• Score: 73/100
• State rank: #597
• US rank: #5694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Brownsville, PA
• Population (ZIP): 7,709

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% 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: ▼ -1.67%
• Current HPI: 190.8891
• 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

+73.4% since first listed

20 events — show timeline

• 2026-03-17 Listed $129,900 West Penn MLS
• 2022-05-27 Sold (Public Records) $100,000 Public Records
• 2022-05-25 Sold (MLS) $100,000 West Penn MLS
• 2022-05-24 Pending — West Penn MLS
• 2022-04-04 Contingent — West Penn MLS
• 2022-03-27 Price Changed $114,900 West Penn MLS
• 2021-12-13 Price Changed $119,900 West Penn MLS
• 2021-12-13 Relisted — West Penn MLS
• 2021-12-05 Contingent — West Penn MLS
• 2021-11-04 Listed $129,900 West Penn MLS
• 2019-01-17 Delisted — West Penn MLS
• 2018-06-29 Listed $69,900 West Penn MLS
• 2015-11-23 Sold (Public Records) $65,000 Public Records
• 2015-11-21 Price Changed $65,000 West Penn MLS
• 2015-11-20 Sold (MLS) $65,000 West Penn MLS
• 2015-11-20 Price Changed $69,900 West Penn MLS
• 2015-11-02 Pending — West Penn MLS
• 2015-10-06 Contingent — West Penn MLS
• 2015-09-10 Price Changed $69,900 West Penn MLS
• 2015-08-25 Listed $74,900 West Penn MLS

Property tax history

+6.8%/yr

Latest (2026): $1,236 · -0.4% YoY. Source: county tax records.