1348 Paradise Ave · Washington, PA 15012

$26,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 38 Days on market

Built 1930 ↓ 13% since listing

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Why this score? — see what drove the C 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath property offering strong potential for renovation or investment. Situated on a manageable lot with on-street parking, this home is ideal for buyers looking to add value and create something truly their own. The property features a traditional layout and solid footprint, providing a great starting point for a full rehab or restoration project. With the right vision, this space can be transformed into a charming residence or income-producing asset. Conveniently located with easy access to local amenities, this is a great opportunity for investors, contractors, or buyers seeking a project property with upside potential.

Key facts

• Metal roof
• New siding
• New doors

Tags

• METAL ROOF
• NEW SIDING
• NEW WINDOWS
• NEW DOORS
• INTERIOR LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.
• Cap rate 56.0% vs local median 2.8% in Washington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Belle Vernon Area SD (suburban): math 34% / reading 56% proficiency, ranked #267 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($180 loan paydown + $3k appreciation (10.0% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% 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: property tax is 3.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,220 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 6.35% ✓
• Cap rate: 55.97%
• Cash-on-cash: 177.43%
• DSCR: 8.89
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $147,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Paradise Ave	0.08mi	2/1.0	1,387 (+8%)	16mo	$160,000	$115	69
2 Nellie Ave	0.64mi	3/2.5 (+1)	1,289 (+1%)	16mo	$375,000	$291	45
107 Perry Ave	0.40mi	3/1.0 (+1)	1,136 (-11%)	17mo	$113,000	$99	44
225 Dent St	0.12mi	3/1.5 (+1)	1,470 (+15%)	24mo	$159,900	$109	43
16 Railroad St	0.75mi	3/2.0 (+1)	1,281 (+0%)	22mo	$190,000	$148	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.37×
• Total profit: $82,771
• Equity at exit: $23,423

10-year hold

• IRR: —
• Equity multiple: 27.09×
• Total profit: $189,942
• Equity at exit: $50,512

Cash invested: $7,280 (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 15012

• Home prices YoY: 5.9%
• Active inventory: 93
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$136
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $1,076

Break-even live

Break-even rent $287

Max offer price $26,000

Occupancy floor 30%

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
383 Fell St Belle Vernon, PA	2.0	2.0	1157	$1,650	$1.43	1d	1	1.31mi

Listing history 16 events

1. 2026-06-18
   days on market $26,000 Active 38 DOM
2. 2026-06-17
   days on market $26,000 Active 37 DOM
3. 2026-06-16
   days on market $26,000 Active 36 DOM
4. 2026-06-15
   days on market $26,000 Active 35 DOM
5. 2026-06-13
   days on market $26,000 Active 33 DOM
6. 2026-06-09
   days on market $26,000 Active 29 DOM
7. 2026-06-08
   days on market $26,000 Active 28 DOM
8. 2026-06-07
   days on market $26,000 Active 27 DOM
9. 2026-06-03
   days on market $26,000 Active 23 DOM
10. 2026-06-02
    days on market $26,000 Active 22 DOM
11. 2026-06-01
    days on market $26,000 Active 21 DOM
12. 2026-05-31
    days on market $26,000 Active 20 DOM
13. 2026-05-12
    listed $26,000 Active 262-char remark
14. 2026-04-22
    price $20,000 671-char remark

    Show marketing remark (671 chars)

    Opportunity awaits with this 2-bedroom, 1-bath property offering strong potential for renovation or investment. Situated on a manageable lot with on-street parking, this home is ideal for buyers looking to add value and create something truly their own. The property features a traditional layout and solid footprint, providing a great starting point for a full rehab or restoration project. With the right vision, this space can be transformed into a charming residence or income-producing asset. Conveniently located with easy access to local amenities, this is a great opportunity for investors, contractors, or buyers seeking a project property with upside potential.

15. 2026-04-08
    price $25,000 671-char remark

    Show marketing remark (671 chars)

    Opportunity awaits with this 2-bedroom, 1-bath property offering strong potential for renovation or investment. Situated on a manageable lot with on-street parking, this home is ideal for buyers looking to add value and create something truly their own. The property features a traditional layout and solid footprint, providing a great starting point for a full rehab or restoration project. With the right vision, this space can be transformed into a charming residence or income-producing asset. Conveniently located with easy access to local amenities, this is a great opportunity for investors, contractors, or buyers seeking a project property with upside potential.

16. 2026-03-25
    listed $30,000 Active 671-char remark

    Show marketing remark (671 chars)

    Opportunity awaits with this 2-bedroom, 1-bath property offering strong potential for renovation or investment. Situated on a manageable lot with on-street parking, this home is ideal for buyers looking to add value and create something truly their own. The property features a traditional layout and solid footprint, providing a great starting point for a full rehab or restoration project. With the right vision, this space can be transformed into a charming residence or income-producing asset. Conveniently located with easy access to local amenities, this is a great opportunity for investors, contractors, or buyers seeking a project property with upside potential.

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $959 · $80/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 3/10 Moderate 7 d/yr ≥97°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: $19,800
• − Mortgage interest: −$1,456
• − Property taxes: −$959
• − Insurance: −$130
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$756
• Taxable income: $13,330
• Est. tax owed @ 24.0%: −$3,199
• After-tax cash flow: $9,718/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: Belle Vernon Area SD
• NCES district ID: 4203210
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 56% ▼ -13.00%
• Median HH income: $51,784
• Composite: 38.72/100
• National rank: #4134
• State rank: #267 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairhope, PA
• City population: 50,348
• Population (ZIP): 15,294

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada, India, China
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.36%
• Current HPI: 258.8202
• 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

-13.3% since first listed

4 events — show timeline

• 2026-05-12 Listed $26,000 FSBO.com
• 2026-04-22 Price Changed $20,000 West Penn MLS
• 2026-04-08 Price Changed $25,000 West Penn MLS
• 2026-03-25 Listed $30,000 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $959 · +0.5% YoY. Source: county tax records.