569 Linden Way · Donora, PA 15033

$24,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 15 Days on market

Built 1920 871 sqft lot ↓ 11% 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 +7.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Nice 2 story aluminum sided, 2 story. Small foyer with coat closet and stairs. Large living room w decorator fireplace and big windows. Big eat-in-kitchen with easy care laminate flooring. First floor laundry. Upstairs there are 2 nice bedrooms. Bath has linoleum flooring, tub/shower combo. Walk-up attic.

Key facts

• Big windows
• Wrought iron railing
• Laminate flooring

Tags

• COAT CLOSET
• WROUGHT IRON RAILING
• DECORATOR FIREPLACE
• BIG WINDOWS
• EAT-IN-KITCHEN
• LAMINATE FLOORING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Construction: Aluminum siding; Composition roof
• Exterior features: 22x40 lot dimensions

Interior

• Kitchen: Kitchen on main level; Refrigerator included
• Bedrooms: Two upstairs bedrooms (13x12 and 13x14)
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Decorative fireplace in the living/family room; Full walk-up basement
• Laundry & utility: Main-level laundry (6x8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,198 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, amenities F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($172 loan paydown + $1k appreciation (5.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $24,526 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.01% ✓
• Cap rate: 35.77%
• Cash-on-cash: 105.29%
• DSCR: 5.68
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $63,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Cherry Way	0.32mi	2/1.0	1,092 (+5%)	8mo	$66,250	$61	70
403 8th St	0.19mi	3/1.0 (+1)	1,092 (+5%)	21mo	$40,000	$37	60
801 9th St	0.60mi	2/1.5	1,106 (+6%)	3mo	$139,900	$126	57
117 Cherry Way	0.33mi	2/1.0	914 (-12%)	16mo	$20,000	$22	50
400 Waddell Ave	0.44mi	2/1.0	1,120 (+8%)	21mo	$89,000	$79	49
129 Waddell Ave	0.49mi	2/1.5	930 (-11%)	14mo	$100,000	$108	46
832 Walnut St	0.60mi	3/2.0 (+1)	1,107 (+6%)	9mo	$162,000	$146	45
85 Castner Ave	0.48mi	2/1.5	1,163 (+12%)	15mo	$8,700	$7	44
228 Walnut St	0.63mi	2/1.0	896 (-14%)	6mo	$9,000	$10	42
156 Grandview Ave	0.55mi	3/1.5 (+1)	1,188 (+14%)	6mo	$120,000	$101	39
633 8th	0.45mi	2/2.0	928 (-11%)	22mo	$46,000	$50	38
37 Watkins Ave	0.48mi	3/2.0 (+1)	1,176 (+13%)	23mo	$57,000	$48	28

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

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.42×
• Total profit: $44,758
• Equity at exit: $14,154

10-year hold

• IRR: —
• Equity multiple: 15.58×
• Total profit: $101,640
• Equity at exit: $24,465

Cash invested: $6,972 (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 15033

• Home prices YoY: 4.8%
• Active inventory: 21
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $612

Break-even live

Break-even rent $223

Max offer price $24,900

Occupancy floor 34%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Kenric Ave Apt 2 Donora, PA	1.0	1.0	700	$965	$1.38	1d	1	0.33mi
404 1st St Unit 404 Donora, PA	2.0	1.0	900	$1,150	$1.28	1d	1	0.39mi
641 3rd St Donora, PA	2.0	1.5	950	$1,000	$1.05	43d	1	0.44mi

Listing history 11 events

1. 2026-06-18
   days on market $24,900 Active 15 DOM
2. 2026-06-17
   days on market $24,900 Active 14 DOM
3. 2026-06-16
   days on market $24,900 Active 13 DOM
4. 2026-06-15
   days on market $24,900 Active 12 DOM
5. 2026-06-13
   days on market $24,900 Active 10 DOM
6. 2026-06-13
   days on market $24,900 Active 9 DOM
7. 2026-06-09
   days on market $24,900 Active 6 DOM
8. 2026-06-08
   days on market $24,900 Active 5 DOM
9. 2026-06-07
   days on market $24,900 Active 4 DOM
10. 2026-06-05
    remarks 347-char remark
11. 2026-06-05
    listed $24,900 Active 1 DOM

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $425 · $35/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 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 · 19 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: $11,971
• − Mortgage interest: −$1,395
• − Property taxes: −$425
• − Insurance: −$124
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$724
• Taxable income: $7,387
• Est. tax owed @ 24.0%: −$1,773
• After-tax cash flow: $5,568/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Donora

• Score: 64/100
• State rank: #1198
• US rank: #14079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donora, PA
• County: Washington County · 106,469 people
• City population: 4,572
• Metro: Pittsburgh, PA
• Population (ZIP): 4,572
• Household income: $39,921
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 363.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 5% Romanian 5% Subsaharan African 1%
• Foreign-born: 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: ▲ 5.03%
• Current HPI: 110.5976
• Rent YoY: —
• 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

-10.8% since first listed

5 events — show timeline

• 2026-06-01 Listed $24,900 West Penn MLS
• 2025-09-29 Contingent — West Penn MLS
• 2025-07-10 Price Changed $26,900 West Penn MLS
• 2025-02-19 Price Changed $29,900 West Penn MLS
• 2025-02-18 Listed $27,900 West Penn MLS

Property tax history

-1.9%/yr

Latest (2026): $425 · +2.8% YoY. Source: county tax records.