118 Ida Ave · Donora, PA 15033

$55,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 33 Days on market

Built 1920 2,752 sqft lot

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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

Updtd elec(1995); newer furnace/central air; new roof(2001); picnic pavillion/back yard; front porch; main bath now being remodeled; house on National Register of historic places

Key facts

• Historic cement city
• Finished room
• Nice-sized pavilion

Tags

• HISTORIC CEMENT CITY
• SPACIOUS LIVING ROOM
• FINISHED ROOM
• FENCED-IN BACKYARD
• NICE-SIZED PAVILION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Concrete construction
• Exterior features: Lot dimensions approximately 28 x 95

Interior

• Kitchen: Cooktop; Stove; Microwave; Dishwasher; Refrigerator; Some electric appliances
• Bedrooms: Two bedrooms on the upper level; One bedroom on the upper level (Bedroom 3)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full basement with walk-out access; 7 total rooms
• Laundry & utility: Lower-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $3k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.02% ✓
• Cap rate: 16.58%
• Cash-on-cash: 36.74%
• DSCR: 2.63
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $116,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
832 Walnut St	0.12mi	3/2.0	1,107 (-4%)	9mo	$162,000	$146	81
85 Castner Ave	0.15mi	2/1.5 (-1)	1,163 (+1%)	15mo	$8,700	$7	72
42 Manor Rd	0.57mi	3/2.0	1,180 (+3%)	0mo	$225,000	$191	69
127 Cherry Way	0.33mi	2/1.0 (-1)	1,092 (-5%)	8mo	$66,250	$61	61
156 Grandview Ave	0.58mi	3/1.5	1,188 (+3%)	6mo	$120,000	$101	60
30 Manor Rd	0.47mi	3/2.0	1,230 (+7%)	10mo	$190,000	$154	58
329 3rd St	0.41mi	2/1.0 (-1)	1,211 (+5%)	9mo	$8,500	$7	55
401 Short St	0.44mi	3/2.0	1,264 (+10%)	10mo	$19,900	$16	55
801 9th St	0.71mi	2/1.5 (-1)	1,106 (-4%)	3mo	$139,900	$126	51
403 8th St	0.71mi	3/1.0	1,092 (-5%)	21mo	$40,000	$37	37
717 Weaver Ave	0.66mi	3/2.5	1,260 (+10%)	17mo	$203,000	$161	37
506 10th St	0.75mi	3/1.0	1,260 (+10%)	17mo	$29,000	$23	31

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: 45.4%
• Equity multiple: 3.78×
• Total profit: $42,833
• Equity at exit: $31,265

10-year hold

• IRR: 43.3%
• Equity multiple: 7.72×
• Total profit: $103,555
• Equity at exit: $54,039

Cash invested: $15,400 (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 15033

• Home prices YoY: 4.8%
• Active inventory: 21
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $472

Break-even live

Break-even rent $517

Max offer price $55,000

Occupancy floor 53%

Sensitivity live

Price	-10% $503	-5% $487	+0% $472	+5% $456	+10% $440
Rent	-10% $384	-5% $428	+0% $472	+5% $516	+10% $559
Rate	-1.0pp $499	-0.5pp $486	base $472	+0.5pp $457	+1.0pp $443

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 1st St Unit 404 Donora, PA	2.0	1.0	900	$1,150	$1.28	3d	1	0.27mi
641 3rd St Donora, PA	2.0	1.5	950	$1,000	$1.05	45d	1	0.34mi

Listing history 25 events

1. 2026-06-21
   days on market $55,000 Active 33 DOM
2. 2026-06-18
   days on market $55,000 Active 30 DOM
3. 2026-06-17
   days on market $55,000 Active 29 DOM
4. 2026-06-16
   days on market $55,000 Active 28 DOM
5. 2026-06-15
   days on market $55,000 Active 27 DOM
6. 2026-06-13
   days on market $55,000 Active 25 DOM
7. 2026-06-13
   days on market $55,000 Active 24 DOM
8. 2026-06-10
   price $55,000 Active 21 DOM
9. 2026-06-09
   days on market $60,000 Active 21 DOM
10. 2026-06-08
    days on market $60,000 Active 20 DOM
11. 2026-06-07
    days on market $60,000 Active 19 DOM
12. 2026-06-05
    days on market $60,000 Active 16 DOM
13. 2026-06-03
    days on market $60,000 Active 15 DOM
14. 2026-06-02
    days on market $60,000 Active 14 DOM
15. 2026-06-01
    days on market $60,000 Active 13 DOM
16. 2026-05-31
    days on market $60,000 Active 12 DOM
17. 2026-05-16
    listed $60,000 Active
18. 2006-12-13
    soldstatus $47,500
19. 2006-12-11
    soldstatus $47,500 178-char remark

    Show marketing remark (178 chars)

    Updtd elec(1995); newer furnace/central air; new roof(2001); picnic pavillion/back yard; front porch; main bath now being remodeled; house on National Register of historic places

20. 2006-09-05
    listed $49,500 178-char remark

    Show marketing remark (178 chars)

    Updtd elec(1995); newer furnace/central air; new roof(2001); picnic pavillion/back yard; front porch; main bath now being remodeled; house on National Register of historic places

21. 2001-08-31
    soldstatus $43,200 83-char remark

    Show marketing remark (83 chars)

    10 COVERED PORCH, EIK BEAUT GMRM, NEWER CARPET, PICNIC PAVILLION, WONDERFUL KITCHEN

22. 2001-05-04
    soldstatus $43,200
23. 2001-03-12
    listed $43,200 83-char remark

    Show marketing remark (83 chars)

    10 COVERED PORCH, EIK BEAUT GMRM, NEWER CARPET, PICNIC PAVILLION, WONDERFUL KITCHEN

24. 1997-05-12
    soldstatus $35,500
25. 1996-12-16
    listed $36,500

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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: $13,362
• − Mortgage interest: −$3,081
• − Property taxes: −$1,162
• − Insurance: −$275
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,600
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,433/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

+64.4% since first listed

9 events — show timeline

• 2026-05-16 Listed $60,000 West Penn MLS
• 2006-12-13 Sold (Public Records) $47,500 Public Records
• 2006-12-11 Sold (MLS) $47,500 West Penn MLS
• 2006-09-05 Listed $49,500 West Penn MLS
• 2001-08-31 Sold (MLS) $43,200 West Penn MLS
• 2001-05-04 Sold (Public Records) $43,200 Public Records
• 2001-03-12 Listed $43,200 West Penn MLS
• 1997-05-12 Sold (MLS) $35,500 West Penn MLS
• 1996-12-16 Listed $36,500 West Penn MLS

Property tax history

+4.9%/yr

Latest (2026): $1,162 · +2.8% YoY. Source: county tax records.