2116 W Pike St · McGovern, PA 15342

$119,900

2 bd · 1.0 ba · 632 sqft · SingleFamily public records · 4 Days on market

Built 1947 5,227 sqft lot $190/sqft · 28% below area Est $167k · 28% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming bungalow sits on an attractive lot featuring a fenced backyard and an oversized detached garage. You can customize the space to your liking without worrying about big repair costs, as major updates have already been made: a brand new roof (2025), a new garage door and opener (2024), new Bilco doors to the basement (2024), new central AC installed in 2022, a newer hot water tank (2018), fresh interior paint (2026), steam-cleaned carpets, and newer stainless steel appliances plus a clothes dryer that are all less than four years old. The cozy living room is perfect for relaxing or entertaining guests and offers plenty of natural light for your plants. The kitchen features lots o

Key facts

• New central ac
• Newer hot water tank
• Fresh interior paint

Tags

• FENCED BACKYARD
• OVERSIZED DETACHED GARAGE
• NEW GARAGE DOOR
• NEW CENTRAL AC
• NEWER HOT WATER TANK
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Total of 1 parking space
• Utilities: Public water; Public sewer
• Home design: One-story home; Frame construction; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Walk-out basement

Interior

• Kitchen: Cooktop; Microwave; Refrigerator
• Bedrooms: Main level bedroom (9x8); Additional bedroom dimensions noted: 10x10
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating
• Interior features: Multi-pane windows; Pantry
• Laundry & utility: Basement laundry (20x20); Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 68/100 on livability (#926 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Chartiers-Houston SD (suburban): math 40% / reading 68% proficiency, ranked #125 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1947 — 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. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (median comp): $167,029
• List price: $119,900
• Delta: -28.22%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 W Pike St	0.00mi	2/1.0	632 (0%)	1mo	$145,000	$229	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $13,148
• Equity at exit: $17,877

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $53,389
• Equity at exit: $10,367

Cash invested: $33,572 (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 15342

• Home prices YoY: -7.5%
• Active inventory: 27
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $512

Break-even live

Break-even rent $993

Max offer price $119,900

Occupancy floor 64%

Sensitivity live

Price	-10% $579	-5% $545	+0% $512	+5% $478	+10% $444
Rent	-10% $382	-5% $447	+0% $512	+5% $576	+10% $641
Rate	-1.0pp $572	-0.5pp $542	base $512	+0.5pp $480	+1.0pp $449

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Adios Dr Washington, PA	1.0	1.0	654	$1,640	$2.51	2d	8	1.35mi

Listing history 2 events

1. 2026-05-08
   status Pending 1566-char remark
2. 2026-05-04
   listed $119,900 Active 1566-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: $1,264 · $105/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$315/yr (+$26/mo · 24.9%)

ⓘ 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 8 d/yr ≥95°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,680
• − Mortgage interest: −$6,716
• − Property taxes: −$1,264
• − Insurance: −$600
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$3,488
• Taxable income: $4,463
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $5,067/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: Chartiers-Houston SD
• NCES district ID: 4205730
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $56,103
• Composite: 46.57/100
• National rank: #2426
• State rank: #125 of 539 in PA

Livability — McGovern

• Score: 68/100
• State rank: #926
• US rank: #10086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGovern, PA
• City population: 5,110
• Population (ZIP): 5,110

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -19.13%
• Current HPI: 234.3104
• 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

+20.9% since first listed

3 events — show timeline

• 2026-05-29 Sold (MLS) $145,000 West Penn MLS
• 2026-05-08 Pending — West Penn MLS
• 2026-05-04 Listed $119,900 West Penn MLS

Property tax history

+3.7%/yr

Latest (2026): $1,264 · +5.1% YoY. Source: county tax records.