825 Benwood Ave · Stowe, PA 15136

$180,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 36 Days on market

Built 1929 2,400 sqft lot

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Why this score? — see what drove the D- 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 +10.9/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained all brick duplex on a double lot is the perfect addition to your portfolio. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

Key facts

• Off street parking
• All electric
• Large side yard

Tags

• TOP OF THE HILL VIEWS
• LARGE SIDE YARD
• ALL ELECTRIC
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Gross income: $22,800; Maintenance expense: $1,000; Insurance expense: $1,300; Other expense: $1,825; Unit rents: one unit at $1,000/month; one unit at $900/month; 2 total units

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Multifamily building with 2 total units
• Construction: Brick construction; Asphalt roof
• Exterior features: R2 zoning; Public transportation nearby

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (19.6% below list).
• Recommended offer: $145k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#441 in PA, #4,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; list at $180k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,697 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $49,789
• List price: $180,000
• Delta: 261.53%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Rosamond St	0.44mi	3/2.0	1,545 (-10%)	0mo	$128,000	$83	63
557 Hillcrest Ave	0.48mi	3/2.5	1,610 (-6%)	4mo	$235,000	$146	63
211 Hester Ave	0.49mi	3/2.0	1,611 (-6%)	9mo	$225,000	$140	60
1170 Dohrman St	0.35mi	3/2.0	1,521 (-11%)	7mo	$125,000	$82	59
127 Amelia St	0.70mi	4/2.0 (+1)	1,625 (-5%)	1mo	$190,000	$117	53
334 Russellwood Ave	0.54mi	4/1.5 (+1)	1,616 (-5%)	7mo	$149,000	$92	53
916 2nd St	0.69mi	4/2.0 (+1)	1,766 (+3%)	6mo	$90,000	$51	52
209 Greydon Ave	0.69mi	4/2.5 (+1)	1,660 (-3%)	8mo	$269,900	$163	50
27 Highland Ave	0.44mi	3/1.0	1,488 (-13%)	5mo	$66,000	$44	49
19 Shaw Ave	0.36mi	4/1.0 (+1)	1,485 (-13%)	6mo	$95,000	$64	47
1109 Progress St	0.65mi	3/2.0	1,477 (-14%)	3mo	$77,000	$52	45
234 Greydon Ave	0.63mi	3/1.0	1,488 (-13%)	8mo	$75,000	$50	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.47×
• Total profit: $-26,501
• Equity at exit: $26,839

10-year hold

• IRR: 1.2%
• Equity multiple: 1.11×
• Total profit: $5,337
• Equity at exit: $15,563

Cash invested: $50,400 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$944
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-78

Break-even live

Break-even rent $1,546

Max offer price $166,165

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	43d	1	0.16mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	19d	1	0.18mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	20d	1	0.18mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	23d	1	0.18mi
705 Russellwood Ave Apt 2nd Floor McKees Rocks, PA	4.0	1.0	1100	$2,195	$2.00	1d	1	0.22mi
705 Russellwood Ave Unit 2ndFL McKees Rocks, PA	4.0	1.0	1100	$2,250	$2.05	2d	1	0.22mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	23d	1	0.23mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	43d	1	0.24mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	43d	1	0.28mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	23d	1	0.30mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	1d	1	0.33mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	21d	1	0.34mi
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	23d	1	0.37mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	23d	1	0.37mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	23d	1	0.41mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	23d	1	0.43mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	43d	1	0.55mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	7d	1	0.88mi
10 Highland Dr Mc Kees Rocks, PA	2.0	1.0	1188	$1,300	$1.09	43d	1	0.97mi
115 Meade Ave Pittsburgh, PA	4.0	1.0	1392	$1,600	$1.15	43d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $180,000 Active 36 DOM
2. 2026-06-17
   days on market $180,000 Active 35 DOM
3. 2026-06-16
   days on market $180,000 Active 34 DOM
4. 2026-06-15
   days on market $180,000 Active 33 DOM
5. 2026-06-13
   days on market $180,000 Active 31 DOM
6. 2026-06-09
   days on market $180,000 Active 27 DOM
7. 2026-06-08
   days on market $180,000 Active 26 DOM
8. 2026-06-07
   days on market $180,000 Active 25 DOM
9. 2026-06-05
   days on market $180,000 Active 22 DOM
10. 2026-06-03
    days on market $180,000 Active 21 DOM
11. 2026-06-02
    days on market $180,000 Active 20 DOM
12. 2026-06-01
    days on market $180,000 Active 19 DOM
13. 2026-05-31
    days on market $180,000 Active 18 DOM
14. 2026-05-13
    listed $180,000 Active 378-char remark
15. 2025-01-02
    status Pending 548-char remark

    Show marketing remark (548 chars)

    This well maintained all brick duplex on a double lot is the perfect addition to your portfolio. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

16. 2024-12-27
    soldstatus $114,900 Closed 548-char remark

    Show marketing remark (548 chars)

    This well maintained all brick duplex on a double lot is the perfect addition to your portfolio. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

17. 2024-10-28
    historical Contingent 548-char remark

    Show marketing remark (548 chars)

    This well maintained all brick duplex on a double lot is the perfect addition to your portfolio. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

18. 2024-10-01
    price $114,900 548-char remark

    Show marketing remark (548 chars)

    This well maintained all brick duplex on a double lot is the perfect addition to your portfolio. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

19. 2024-09-18
    listed $119,900 Active 548-char remark

    Show marketing remark (548 chars)

    This well maintained all brick duplex on a double lot is the perfect addition to your portfolio. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

20. 2024-06-03
    price $129,900

    Show marketing remark (544 chars)

    A fantastic opportunity to create passive income with this all brick duplex on a double lot. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

21. 2024-05-15
    listed $134,900 Active

    Show marketing remark (544 chars)

    A fantastic opportunity to create passive income with this all brick duplex on a double lot. Cash flowing and fully occupied. Easy to rent as units are large and well maintained. There is a large side yard and parking for 2 cars in the back. The upper unit has 2 nice size bedroom, living room, full, bath, full kitchen, and a bonus loft that could be an extra bed room or workspace. Also a front and back porch area. The lower unit is 2 bedroom, full bath, full kitchen, and a living room. Also a back porch area. Tenants pay gas and electric.

22. 2011-09-16
    soldstatus $26,500
23. 2011-09-09
    price $37,900
24. 2011-09-09
    soldstatus $26,500
25. 2011-06-22
    listed $26,500
26. 2008-09-30
    soldstatus $20,000
27. 2008-08-12
    soldstatus $20,000
28. 2007-08-09
    listed $25,900

ⓘ 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: $2,430 · $202/mo
• Projected year-2 tax: $2,637 · $220/mo
• Expected delta: +$207/yr (+$17/mo · 8.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,364
• − Mortgage interest: −$10,083
• − Property taxes: −$2,430
• − Insurance: −$900
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$5,236
• Taxable loss: −$4,064
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $35/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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — Stowe

• Score: 75/100
• State rank: #441
• US rank: #4019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• City population: 22,623
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

+595.0% since first listed

15 events — show timeline

• 2026-05-13 Listed $180,000 West Penn MLS
• 2025-01-02 Pending — West Penn MLS
• 2024-12-27 Sold (MLS) $114,900 West Penn MLS
• 2024-10-28 Contingent — West Penn MLS
• 2024-10-01 Price Changed $114,900 West Penn MLS
• 2024-09-18 Listed $119,900 West Penn MLS
• 2024-06-03 Price Changed $129,900 West Penn MLS
• 2024-05-15 Listed $134,900 West Penn MLS
• 2011-09-16 Sold (Public Records) $26,500 Public Records
• 2011-09-09 Sold (MLS) $26,500 West Penn MLS
• 2011-09-09 Price Changed $37,900 West Penn MLS
• 2011-06-22 Listed $26,500 West Penn MLS
• 2008-09-30 Sold (Public Records) $20,000 Public Records
• 2008-08-12 Sold (MLS) $20,000 West Penn MLS
• 2007-08-09 Listed $25,900 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $2,430 · +4.0% YoY. Source: county tax records.