1070 Maple Ave · Washington, PA 15301

$144,895

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 4 Days on market

Built 1945 7,148 sqft lot $133/sqft · 24% below area Est $190k · 24% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom home located in the desirable Trinity Area School District. This property offers the convenience of a primary bedroom on the main floor, perfect for easy one-level living. Beneath the main floor carpeting, you’ll find hardwood floors just waiting to be uncovered and restored to their original beauty. Step outside to enjoy a mostly level yard featuring a fenced-in area—ideal for pets, play, or entertaining—along with a swimming pool for summer fun.

Key facts

• Fenced in area
• Swimming pool
• Hardwood floors

Tags

• PRIMARY BEDROOM ON MAIN FLOOR
• HARDWOOD FLOORS
• FENCED IN AREA
• SWIMMING POOL

Property features AI

Exterior

• Parking: Attached garage; Built-in parking
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Private in-ground pool

Interior

• Kitchen: Cooktop; Stove
• Bedrooms: Upper bedroom (13 x 11); Upper bedroom (14 x 13); Main level bedroom (11 x 11)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Hot water heating; Wall/window cooling units
• Interior features: Unfinished walk-out basement; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.3% vs local median 2.8% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 163 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,895

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $190,105
• List price: $144,895
• Delta: -23.78%
• 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
1085 Magnolia Dr	0.55mi	3/1.0	1,200 (+10%)	1mo	$255,000	$213	57
1186 N Main St	0.43mi	3/1.0	1,177 (+8%)	12mo	$185,000	$157	57
1025 Nevada St	0.14mi	4/1.0 (+1)	1,242 (+14%)	11mo	$160,000	$129	56
300 Sunset Blvd	0.38mi	3/1.5	1,245 (+14%)	7mo	$225,000	$181	51
48 Country Club Rd	0.74mi	3/1.0	950 (-13%)	22mo	$160,550	$169	25

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

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,721
• Equity at exit: $21,604

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $15,325
• Equity at exit: $12,528

Cash invested: $40,571 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 163
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $238

Break-even live

Break-even rent $1,259

Max offer price $144,895

Occupancy floor 80%

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: $36,224
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
376 Maple Ave Washington, PA	3.0	1.0	1316	$1,950	$1.48	3d	1	0.42mi
235 W Chestnut St Washington, PA	1.0–3.0	1.0	975	$1,300	$1.33	2d	4	1.43mi
275 North Ave Washington, PA	2.0	1.0	700	$850	$1.21	44d	1	1.45mi

Listing history 2 events

1. 2026-05-07
   status Pending 504-char remark
2. 2026-05-03
   listed $144,895 Active 504-char remark

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,189 · $182/mo
• Expected delta: +$101/yr (+$8/mo · 4.8%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,713
• − Mortgage interest: −$8,116
• − Property taxes: −$2,088
• − Insurance: −$724
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$4,215
• Taxable income: $575
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,715/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: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 106,469 people
• City population: 50,348
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• 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

2 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-05-03 Listed $144,895 West Penn MLS

Property tax history

+5.7%/yr

Latest (2026): $2,088 · +1.9% YoY. Source: county tax records.