125 Bertha Ave · Donora, PA 15033

$45,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 358 Days on market

Built 1917 1,995 sqft lot $52/sqft · 7% below area Est $48k · 7% 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 +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Come find your next home in this lovingly maintained 2-bedroom oasis sat squarely in historic Cement City! 125 Bertha boasts fantastic utility in its large kitchen, generous room sizes, and the fantastic storage capacity of its full basement. Located just up the hill from all Donora has to offer, this property possesses both the comfort and convenience to be a top choice for the prospective buyer. Schedule a showing today!

Key facts

• Historic cement city
• Large kitchen
• Full basement

Tags

• LARGE KITCHEN
• FULL BASEMENT
• HISTORIC CEMENT CITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $45k).
• Recommended offer: $40k (12.0% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $3k of equity ($311 loan paydown + $2k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $35k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.12% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.85%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (median comp): $48,146
• List price: $45,000
• Delta: -6.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623-627 Chestnut St	0.09mi	2/1.0	870 (0%)	16mo	$55,000	$63	83
228 Walnut St	0.27mi	2/1.0	896 (+3%)	6mo	$9,000	$10	77
15 Grant St	0.37mi	2/1.0	840 (-3%)	5mo	$45,000	$54	73
129 Waddell Ave	0.21mi	2/1.5	930 (+7%)	14mo	$100,000	$108	65
117 Cherry Way	0.36mi	2/1.0	914 (+5%)	16mo	$20,000	$22	61
103 2nd St	0.49mi	2/1.0	832 (-4%)	16mo	$18,500	$22	56
119 Mckean Ave	0.42mi	2/1.0	920 (+6%)	24mo	$46,000	$50	51
630 Saint Nicholas Dr	0.64mi	2/1.0	828 (-5%)	20mo	$75,000	$91	45
636 10th St	0.70mi	3/2.0 (+1)	861 (-1%)	21mo	$165,000	$192	39
633 8th	0.60mi	2/2.0	928 (+7%)	22mo	$46,000	$50	39

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

Projected returns pro-forma

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

5-year hold

• IRR: 50.1%
• Equity multiple: 4.05×
• Total profit: $38,448
• Equity at exit: $25,580

10-year hold

• IRR: 47.9%
• Equity multiple: 8.30×
• Total profit: $92,037
• Equity at exit: $44,214

Cash invested: $12,600 (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: 3.9×

Monthly cashflow live

• Estimated rent: $952 high
• Mortgage (P&I): −$236
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $439

Break-even live

Break-even rent $396

Max offer price $45,000

Occupancy floor 49%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	2d	1	0.32mi
641 3rd St Donora, PA	2.0	1.5	950	$1,000	$1.05	44d	1	0.34mi
130 Kenric Ave Apt 2 Donora, PA	1.0	1.0	700	$965	$1.38	2d	1	0.37mi
333 Manown St Monessen, PA	1.0	1.0	1000	$750	$0.75	44d	1	1.02mi
333 Manown St Unit 200 Monessen, PA	1.0	1.0	1000	$750	$0.75	24d	1	1.02mi
333 Manown St Unit 5 Monessen, PA	1.0	1.0	750	$725	$0.97	8d	1	1.21mi

Listing history 50 events

1. 2026-06-17
   days on market $45,000 Active 358 DOM
2. 2026-06-16
   days on market $45,000 Active 357 DOM
3. 2026-06-15
   days on market $45,000 Active 356 DOM
4. 2026-06-13
   days on market $45,000 Active 354 DOM
5. 2026-06-13
   days on market $45,000 Active 353 DOM
6. 2026-06-09
   days on market $45,000 Active 350 DOM
7. 2026-06-08
   days on market $45,000 Active 349 DOM
8. 2026-06-07
   days on market $45,000 Active 348 DOM
9. 2026-06-05
   days on market $45,000 Active 345 DOM
10. 2026-06-03
    days on market $45,000 Active 344 DOM
11. 2026-06-02
    days on market $45,000 Active 343 DOM
12. 2026-06-01
    days on market $45,000 Active 342 DOM
13. 2026-05-31
    pricedays on market $45,000 Active 341 DOM
14. 2026-03-07
    price $55,000 426-char remark

    Show marketing remark (426 chars)

    Come find your next home in this lovingly maintained 2-bedroom oasis sat squarely in historic Cement City! 125 Bertha boasts fantastic utility in its large kitchen, generous room sizes, and the fantastic storage capacity of its full basement. Located just up the hill from all Donora has to offer, this property possesses both the comfort and convenience to be a top choice for the prospective buyer. Schedule a showing today!

15. 2025-11-24
    price $60,000 426-char remark

    Show marketing remark (426 chars)

    Come find your next home in this lovingly maintained 2-bedroom oasis sat squarely in historic Cement City! 125 Bertha boasts fantastic utility in its large kitchen, generous room sizes, and the fantastic storage capacity of its full basement. Located just up the hill from all Donora has to offer, this property possesses both the comfort and convenience to be a top choice for the prospective buyer. Schedule a showing today!

16. 2025-10-19
    price $70,000 426-char remark

    Show marketing remark (426 chars)

    Come find your next home in this lovingly maintained 2-bedroom oasis sat squarely in historic Cement City! 125 Bertha boasts fantastic utility in its large kitchen, generous room sizes, and the fantastic storage capacity of its full basement. Located just up the hill from all Donora has to offer, this property possesses both the comfort and convenience to be a top choice for the prospective buyer. Schedule a showing today!

17. 2025-08-19
    price $75,000 426-char remark

    Show marketing remark (426 chars)

    Come find your next home in this lovingly maintained 2-bedroom oasis sat squarely in historic Cement City! 125 Bertha boasts fantastic utility in its large kitchen, generous room sizes, and the fantastic storage capacity of its full basement. Located just up the hill from all Donora has to offer, this property possesses both the comfort and convenience to be a top choice for the prospective buyer. Schedule a showing today!

18. 2025-06-24
    listed $80,000 Active 426-char remark

    Show marketing remark (426 chars)

    Come find your next home in this lovingly maintained 2-bedroom oasis sat squarely in historic Cement City! 125 Bertha boasts fantastic utility in its large kitchen, generous room sizes, and the fantastic storage capacity of its full basement. Located just up the hill from all Donora has to offer, this property possesses both the comfort and convenience to be a top choice for the prospective buyer. Schedule a showing today!

19. 2022-08-23
    soldstatus $34,000 Closed 210-char remark

    Show marketing remark (210 chars)

    Cute 2 bedroom house in historical Cement City! Large kitchen/dining area and living room with hardwood floors. Upstairs has 2 bedrooms with hardwood and full bath. Unfinished full basement has tons of storage!

20. 2022-07-24
    status Pending 210-char remark

    Show marketing remark (210 chars)

    Cute 2 bedroom house in historical Cement City! Large kitchen/dining area and living room with hardwood floors. Upstairs has 2 bedrooms with hardwood and full bath. Unfinished full basement has tons of storage!

21. 2022-03-28
    price $34,900 210-char remark

    Show marketing remark (210 chars)

    Cute 2 bedroom house in historical Cement City! Large kitchen/dining area and living room with hardwood floors. Upstairs has 2 bedrooms with hardwood and full bath. Unfinished full basement has tons of storage!

22. 2022-03-16
    price $39,900 210-char remark

    Show marketing remark (210 chars)

    Cute 2 bedroom house in historical Cement City! Large kitchen/dining area and living room with hardwood floors. Upstairs has 2 bedrooms with hardwood and full bath. Unfinished full basement has tons of storage!

23. 2021-11-29
    listed $42,000 Active 210-char remark

    Show marketing remark (210 chars)

    Cute 2 bedroom house in historical Cement City! Large kitchen/dining area and living room with hardwood floors. Upstairs has 2 bedrooms with hardwood and full bath. Unfinished full basement has tons of storage!

24. 2020-08-25
    soldstatus $20,000 Closed
25. 2020-07-16
    status Pending
26. 2020-07-09
    status Under Contract
27. 2020-06-22
    listed $23,000 Active
28. 2020-06-12
    historical Withdrawn
29. 2020-06-06
    listed $21,000 Active
30. 2020-05-02
    historical Withdrawn
31. 2020-04-18
    price $18,000
32. 2020-02-28
    price $18,990
33. 2020-02-20
    price $19,000
34. 2020-02-14
    price $19,001
35. 2020-02-05
    price $19,000
36. 2020-01-16
    status Active
37. 2020-01-08
    status Under Contract
38. 2020-01-03
    price $19,999
39. 2019-12-20
    price $21,999
40. 2019-11-25
    price $22,000
41. 2019-11-08
    price $20,000
42. 2019-10-18
    listed $21,000 Active
43. 2019-10-08
    historical Expired
44. 2019-09-16
    price $21,000
45. 2019-09-01
    price $24,000
46. 2019-08-11
    price $22,000
47. 2019-07-21
    price $23,000
48. 2019-07-14
    price $19,900
49. 2019-07-01
    price $25,000
50. 2019-05-26
    price $21,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $705 · $59/mo
• Expected delta: +$6/yr ($0/mo · 0.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $11,429
• − Mortgage interest: −$2,521
• − Property taxes: −$699
• − Insurance: −$225
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$1,309
• Taxable income: $4,846
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $4,110/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

+144.4% since first listed

54 events — show timeline

• 2026-03-07 Price Changed $55,000 West Penn MLS
• 2025-11-24 Price Changed $60,000 West Penn MLS
• 2025-10-19 Price Changed $70,000 West Penn MLS
• 2025-08-19 Price Changed $75,000 West Penn MLS
• 2025-06-24 Listed $80,000 West Penn MLS
• 2022-08-23 Sold (MLS) $34,000 West Penn MLS
• 2022-07-24 Pending — West Penn MLS
• 2022-03-28 Price Changed $34,900 West Penn MLS
• 2022-03-16 Price Changed $39,900 West Penn MLS
• 2021-11-29 Listed $42,000 West Penn MLS
• 2020-08-25 Sold (MLS) $20,000 West Penn MLS
• 2020-07-16 Pending — West Penn MLS
• 2020-07-09 Pending — West Penn MLS
• 2020-06-22 Listed $23,000 West Penn MLS
• 2020-06-12 Delisted — West Penn MLS
• 2020-06-06 Listed $21,000 West Penn MLS
• 2020-05-02 Delisted — West Penn MLS
• 2020-04-18 Price Changed $18,000 West Penn MLS
• 2020-02-28 Price Changed $18,990 West Penn MLS
• 2020-02-20 Price Changed $19,000 West Penn MLS
• 2020-02-14 Price Changed $19,001 West Penn MLS
• 2020-02-05 Price Changed $19,000 West Penn MLS
• 2020-01-16 Relisted — West Penn MLS
• 2020-01-08 Pending — West Penn MLS
• 2020-01-03 Price Changed $19,999 West Penn MLS
• 2019-12-20 Price Changed $21,999 West Penn MLS
• 2019-11-25 Price Changed $22,000 West Penn MLS
• 2019-11-08 Price Changed $20,000 West Penn MLS
• 2019-10-18 Listed $21,000 West Penn MLS
• 2019-10-08 Delisted — West Penn MLS
• 2019-09-16 Price Changed $21,000 West Penn MLS
• 2019-09-01 Price Changed $24,000 West Penn MLS
• 2019-08-11 Price Changed $22,000 West Penn MLS
• 2019-07-21 Price Changed $23,000 West Penn MLS
• 2019-07-14 Price Changed $19,900 West Penn MLS
• 2019-07-01 Price Changed $25,000 West Penn MLS
• 2019-05-26 Price Changed $21,000 West Penn MLS
• 2019-05-05 Price Changed $23,000 West Penn MLS
• 2019-04-12 Price Changed $24,000 West Penn MLS
• 2019-02-26 Price Changed $21,000 West Penn MLS
• 2019-02-07 Relisted — West Penn MLS
• 2019-02-02 Delisted — West Penn MLS
• 2019-02-02 Price Changed $20,000 West Penn MLS
• 2019-01-07 Price Changed $15,000 West Penn MLS
• 2018-12-14 Price Changed $14,500 West Penn MLS
• 2018-11-26 Listed $14,900 West Penn MLS
• 2018-08-30 Sold (MLS) $5,500 West Penn MLS
• 2018-08-14 Pending — West Penn MLS
• 2018-07-20 Price Changed $11,900 West Penn MLS
• 2018-05-31 Listed $14,500 West Penn MLS
• 2006-08-31 Sold (MLS) $22,660 West Penn MLS
• 2006-04-08 Listed $22,900 West Penn MLS
• 2005-01-20 Sold (MLS) $21,100 West Penn MLS
• 2004-11-29 Listed $22,500 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $699 · +2.8% YoY. Source: county tax records.