5 Navoski Ln · Atlasburg, PA 15021

$62,900

2 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 360 Days on market

Built 1910 0.26 ac lot $63/sqft · 59% below area ↓ 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.5/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

AMAZING SECLUSION, one level living with a ton of space. MUST SEE! Spacious Ranch with endless possibilities with lower level in the process of being renovated and would be a handyman dream; generous sized rooms throughout; many updates, 3 bedrooms on the main level, lower level can be in law suite with its own separate entrance; interior French Drain installed with Sump Pump, laundry and kitchenette with full bath (needs finished) and 1-2 bedrooms possible.

Key facts

• Sump pump
• One level living
• 0.26 acre lot

Tags

• ONE LEVEL LIVING
• LOWER LEVEL IN LAW SUITE
• INTERIOR FRENCH DRAIN
• SUMP PUMP
• LAUNDRY AND KITCHENETTE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,042 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, 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 $435 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 (-2.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $17k (21%) 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 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 2.13% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.60%
• DSCR: 2.81
• GRM: 3.9

CMA / ARV

• ARV (median comp): $152,351
• List price: $62,900
• Delta: -58.71%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
662 Joffre Cherry Valley Rd	0.33mi	3/2.0 (+1)	980 (-3%)	12mo	$112,000	$114	61

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: 32.9%
• Equity multiple: 2.39×
• Total profit: $24,516
• Equity at exit: $9,612

10-year hold

• IRR: 39.8%
• Equity multiple: 4.76×
• Total profit: $66,146
• Equity at exit: $5,840

Cash invested: $17,612 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$26
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $540

Break-even live

Break-even rent $659

Max offer price $62,900

Occupancy floor 55%

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-02-03
   price $62,900 462-char remark

   Show marketing remark (462 chars)

   AMAZING SECLUSION, one level living with a ton of space. MUST SEE! Spacious Ranch with endless possibilities with lower level in the process of being renovated and would be a handyman dream; generous sized rooms throughout; many updates, 3 bedrooms on the main level, lower level can be in law suite with its own separate entrance; interior French Drain installed with Sump Pump, laundry and kitchenette with full bath (needs finished) and 1-2 bedrooms possible.

2. 2025-05-29
   listed $79,900 Active 462-char remark

   Show marketing remark (462 chars)

   AMAZING SECLUSION, one level living with a ton of space. MUST SEE! Spacious Ranch with endless possibilities with lower level in the process of being renovated and would be a handyman dream; generous sized rooms throughout; many updates, 3 bedrooms on the main level, lower level can be in law suite with its own separate entrance; interior French Drain installed with Sump Pump, laundry and kitchenette with full bath (needs finished) and 1-2 bedrooms possible.

3. 2025-05-28
   historical Expired 67-char remark

   Show marketing remark (67 chars)

   Spacious Ranch with generous sized rooms in a semi private setting;

4. 2024-05-29
   listed $84,000 Active 67-char remark

   Show marketing remark (67 chars)

   Spacious Ranch with generous sized rooms in a semi private setting;

5. 2023-08-01
   historical Expired
6. 2023-04-02
   listed $55,000 Active
7. 2023-03-31
   historical Expired
8. 2022-12-08
   listed $50,000 Active
9. 2022-05-30
   price $60,000
10. 2022-03-20
    status Active
11. 2022-03-20
    price $75,000
12. 2022-01-26
    historical Contingent
13. 2022-01-12
    price $100,000
14. 2021-11-22
    listed $125,000 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: $1,306 · $109/mo
• Projected year-2 tax: $1,306 · $109/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,113
• − Mortgage interest: −$3,523
• − Property taxes: −$1,306
• − Insurance: −$981
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$1,830
• Taxable income: $5,895
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,069/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 — Atlasburg

• Score: 66/100
• State rank: #1042
• US rank: #11605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 297
• 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

-49.7% since first listed

14 events — show timeline

• 2026-02-03 Price Changed $62,900 West Penn MLS
• 2025-05-29 Listed $79,900 West Penn MLS
• 2025-05-28 Delisted — West Penn MLS
• 2024-05-29 Listed $84,000 West Penn MLS
• 2023-08-01 Delisted — West Penn MLS
• 2023-04-02 Listed $55,000 West Penn MLS
• 2023-03-31 Delisted — West Penn MLS
• 2022-12-08 Listed $50,000 West Penn MLS
• 2022-05-30 Price Changed $60,000 West Penn MLS
• 2022-03-20 Relisted — West Penn MLS
• 2022-03-20 Price Changed $75,000 West Penn MLS
• 2022-01-26 Contingent — West Penn MLS
• 2022-01-12 Price Changed $100,000 West Penn MLS
• 2021-11-22 Listed $125,000 West Penn MLS

Property tax history

+6.1%/yr

Latest (2026): $1,306 · +9.3% YoY. Source: county tax records.