508 Watson St · Vandergrift, PA 15690

$13,965

3 bd · 1.5 ba · 1,126 sqft · Other · 19 Days on market

Built 1900 2,178 sqft lot ↓ 53% since listing

---

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
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 508 Watson Street! This 3 bedroom, 1.5 bath home would be a wonderful starter home or first rental property for an investor looking to get started as a landlord. Main floor offers a large living room, spacious kitchen & dining area, laundry room & powder room. Second floor includes an expansive master bedroom with large closet space, as well as 2 more bedrooms w/ HW floors. There is a full bath on the second floor, as well as multiple storage closets. Full basement offers tons of storage space, as well as original laundry hookups. There are also multiple storage rooms in the basement. Backyard allows for ample entertaining space, in addition to the covered front and back porches. The front porch block, railing, steps & carpet were all replaced in 2022, as well as the back porch steps. The roof was replaced in 2021. Two off-street parking spaces on side of home, but rear yard has potential for more spaces. This home has been well maintained and is ready for its new owner!

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 19 days

Property features AI

Finance

• Financial info: Tax assessed value listed; Annual tax amount listed

Exterior

• Utilities: Other water source
• Home design: Detached property; Fee simple ownership; Year built estimated
• Construction: Other foundation
• Exterior features: No tidal water on the lot; Other above-grade structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: Estimated living area; Finished basement (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $14k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#837 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: amenities F, commute F, employment F.
• Kiski Area SD (suburban): math 33% / reading 60% proficiency, ranked #247 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($97 loan paydown + $1k appreciation (10.0% local appreciation)).
• Westmoreland 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 4.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,755 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 7.64% ✓
• Cap rate: 67.20%
• Cash-on-cash: 217.53%
• DSCR: 10.68
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 14.50×
• Total profit: $52,791
• Equity at exit: $12,581

10-year hold

• IRR: —
• Equity multiple: 31.70×
• Total profit: $120,037
• Equity at exit: $27,131

Cash invested: $3,910 (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 15690

• Home prices YoY: 10.8%
• Active inventory: 44
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$73
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $709

Break-even live

Break-even rent $170

Max offer price $13,965

Occupancy floor 29%

Sensitivity live

Price	-10% $756	-5% $751	+0% $709	+5% $705	+10% $701
Rent	-10% $625	-5% $667	+0% $709	+5% $751	+10% $793
Rate	-1.0pp $716	-0.5pp $712	base $709	+0.5pp $705	+1.0pp $702

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: $3,491
• Closing costs: $419
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Hancock Ave Vandergrift, PA	3.0	2.0	1400	$1,395	$1.00	18d	1	0.43mi
121 McKinley Ave Vandergrift, PA	2.0	1.0	1064	$795	$0.75	8d	1	0.72mi
121 McKinley Ave Unit 121-B Vandergrift, PA	2.0	1.0	1064	$850	$0.80	44d	1	0.72mi
434 Mckinley Ave Vandergrift - WML, PA	1.0–2.0	1.0	933	$1,098	$1.18	2d	3	0.87mi

Listing history 7 events

1. 2026-05-01
   listed $13,965 Active 594-char remark
2. 2022-07-13
   soldstatus $69,000
3. 2022-07-12
   status Pending 1014-char remark

   Show marketing remark (1014 chars)

   Welcome to 508 Watson Street! This 3 bedroom, 1.5 bath home would be a wonderful starter home or first rental property for an investor looking to get started as a landlord. Main floor offers a large living room, spacious kitchen & dining area, laundry room & powder room. Second floor includes an expansive master bedroom with large closet space, as well as 2 more bedrooms w/ HW floors. There is a full bath on the second floor, as well as multiple storage closets. Full basement offers tons of storage space, as well as original laundry hookups. There are also multiple storage rooms in the basement. Backyard allows for ample entertaining space, in addition to the covered front and back porches. The front porch block, railing, steps & carpet were all replaced in 2022, as well as the back porch steps. The roof was replaced in 2021. Two off-street parking spaces on side of home, but rear yard has potential for more spaces. This home has been well maintained and is ready for its new owner!

4. 2022-07-12
   soldstatus $69,000 Closed 1014-char remark

   Show marketing remark (1014 chars)

   Welcome to 508 Watson Street! This 3 bedroom, 1.5 bath home would be a wonderful starter home or first rental property for an investor looking to get started as a landlord. Main floor offers a large living room, spacious kitchen & dining area, laundry room & powder room. Second floor includes an expansive master bedroom with large closet space, as well as 2 more bedrooms w/ HW floors. There is a full bath on the second floor, as well as multiple storage closets. Full basement offers tons of storage space, as well as original laundry hookups. There are also multiple storage rooms in the basement. Backyard allows for ample entertaining space, in addition to the covered front and back porches. The front porch block, railing, steps & carpet were all replaced in 2022, as well as the back porch steps. The roof was replaced in 2021. Two off-street parking spaces on side of home, but rear yard has potential for more spaces. This home has been well maintained and is ready for its new owner!

5. 2022-05-27
   historical Contingent 1014-char remark

   Show marketing remark (1014 chars)

   Welcome to 508 Watson Street! This 3 bedroom, 1.5 bath home would be a wonderful starter home or first rental property for an investor looking to get started as a landlord. Main floor offers a large living room, spacious kitchen & dining area, laundry room & powder room. Second floor includes an expansive master bedroom with large closet space, as well as 2 more bedrooms w/ HW floors. There is a full bath on the second floor, as well as multiple storage closets. Full basement offers tons of storage space, as well as original laundry hookups. There are also multiple storage rooms in the basement. Backyard allows for ample entertaining space, in addition to the covered front and back porches. The front porch block, railing, steps & carpet were all replaced in 2022, as well as the back porch steps. The roof was replaced in 2021. Two off-street parking spaces on side of home, but rear yard has potential for more spaces. This home has been well maintained and is ready for its new owner!

6. 2022-05-24
   listed $65,000 Active 1014-char remark

   Show marketing remark (1014 chars)

   Welcome to 508 Watson Street! This 3 bedroom, 1.5 bath home would be a wonderful starter home or first rental property for an investor looking to get started as a landlord. Main floor offers a large living room, spacious kitchen & dining area, laundry room & powder room. Second floor includes an expansive master bedroom with large closet space, as well as 2 more bedrooms w/ HW floors. There is a full bath on the second floor, as well as multiple storage closets. Full basement offers tons of storage space, as well as original laundry hookups. There are also multiple storage rooms in the basement. Backyard allows for ample entertaining space, in addition to the covered front and back porches. The front porch block, railing, steps & carpet were all replaced in 2022, as well as the back porch steps. The roof was replaced in 2021. Two off-street parking spaces on side of home, but rear yard has potential for more spaces. This home has been well maintained and is ready for its new owner!

7. 2003-07-01
   soldstatus $30,000

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $663 · $55/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,808
• − Mortgage interest: −$782
• − Property taxes: −$663
• − Insurance: −$70
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$406
• Taxable income: $8,837
• Est. tax owed @ 24.0%: −$2,121
• After-tax cash flow: $6,385/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: Kiski Area SD
• NCES district ID: 4212840
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $49,407
• Composite: 39.72/100
• National rank: #3900
• State rank: #247 of 539 in PA

Livability — Vandergrift

• Score: 69/100
• State rank: #837
• US rank: #8777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandergrift, PA
• Population (ZIP): 9,359

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Subsaharan African 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.69%
• Current HPI: 253.8806
• 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

-53.4% since first listed

8 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-01 Listed $13,965 BRIGHT MLS
• 2022-07-13 Sold (Public Records) $69,000 Public Records
• 2022-07-12 Pending — West Penn MLS
• 2022-07-12 Sold (MLS) $69,000 West Penn MLS
• 2022-05-27 Contingent — West Penn MLS
• 2022-05-24 Listed $65,000 West Penn MLS
• 2003-07-01 Sold (Public Records) $30,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $663 · +1.2% YoY. Source: county tax records.