208 Wood St · Belle Vernon, PA 15012

$129,900

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 29 Days on market

Built 1880 2,178 sqft lot Est $141k · 8% under

---

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 +22.3/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great bargain for the price. 2 BR house to call home or this would make a good investment property

Key facts

• Large eat-in kitchen
• Brand-new deck
• Scenic river

Tags

• LARGE EAT-IN KITCHEN
• DECORATIVE FIREPLACES
• BRAND-NEW DECK
• SCENIC RIVER

Property features AI

Exterior

• Parking: On-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property; Composition roof; Aluminum siding
• Construction: Aluminum siding construction; Composition roof
• Exterior features: 33 x 147 lot dimensions

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: Upper level bedroom (13 x 10); Upper level bedroom (15 x 15)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Full walk-out basement; Decorative fireplace features (2 fireplaces)
• Laundry & utility: Lower level laundry (15 x 13); Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#894 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: commute D+, health & safety D+, amenities F.
• 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: 94 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $14k; list at $130k implies a 862% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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: 1.04% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $140,544
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Market St	0.22mi	3/2.0 (-1)	1,170 (+2%)	1mo	$128,000	$109	78
10 Graham Ave	0.46mi	3/2.0 (-1)	1,120 (-3%)	11mo	$146,000	$130	56
20 Mulberry St	0.51mi	4/1.0	1,186 (+3%)	23mo	$145,000	$122	52
725 Lewis Ave	0.73mi	3/1.0 (-1)	1,155 (+0%)	19mo	$180,000	$156	45
120 Phillips St	0.47mi	3/1.0 (-1)	980 (-15%)	5mo	$135,000	$138	44
103 Crest St	0.50mi	3/2.0 (-1)	1,188 (+3%)	23mo	$194,900	$164	43
427 Fell St	0.72mi	3/2.0 (-1)	1,100 (-4%)	12mo	$99,900	$91	40
314 Lillian St	0.48mi	3/2.0 (-1)	1,312 (+14%)	8mo	$160,000	$122	39
15 Columbus St	0.49mi	3/1.0 (-1)	1,320 (+15%)	17mo	$66,800	$51	34

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $84,324
• Equity at exit: $117,024

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $237,627
• Equity at exit: $252,367

Cash invested: $36,372 (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: 94
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $213

Break-even live

Break-even rent $1,082

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $287	-5% $250	+0% $213	+5% $176	+10% $140
Rent	-10% $106	-5% $160	+0% $213	+5% $267	+10% $320
Rate	-1.0pp $279	-0.5pp $246	base $213	+0.5pp $180	+1.0pp $145

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $129,900 Active 29 DOM
2. 2026-06-18
   days on market $129,900 Active 26 DOM
3. 2026-06-17
   days on market $129,900 Active 25 DOM
4. 2026-06-16
   days on market $129,900 Active 24 DOM
5. 2026-06-15
   days on market $129,900 Active 23 DOM
6. 2026-06-13
   days on market $129,900 Active 21 DOM
7. 2026-06-09
   days on market $129,900 Active 17 DOM
8. 2026-06-08
   days on market $129,900 Active 16 DOM
9. 2026-06-07
   days on market $129,900 Active 15 DOM
10. 2026-06-03
    days on market $129,900 Active 11 DOM
11. 2026-06-02
    days on market $129,900 Active 10 DOM
12. 2026-06-01
    days on market $129,900 Active 9 DOM
13. 2026-05-31
    days on market $129,900 Active 8 DOM
14. 2026-05-22
    listed $129,900 Active
15. 2026-03-21
    historical $1,200
16. 2026-02-18
    listed $1,200
17. 2009-12-04
    soldstatus $13,500 98-char remark

    Show marketing remark (98 chars)

    Great bargain for the price. 2 BR house to call home or this would make a good investment property

18. 2009-12-04
    soldstatus $13,500

    Show marketing remark (98 chars)

    Great bargain for the price. 2 BR house to call home or this would make a good investment property

19. 2009-05-20
    listed $13,500 98-char remark

    Show marketing remark (98 chars)

    Great bargain for the price. 2 BR house to call home or this would make a good investment property

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$308/yr (+$26/mo · 21.5%)

ⓘ 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 ≥98°F today · 20 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: $16,226
• − Mortgage interest: −$7,276
• − Property taxes: −$1,436
• − Insurance: −$650
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,779
• Taxable income: $490
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,442/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 — Belle Vernon

• Score: 68/100
• State rank: #894
• US rank: #9529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Vernon, PA
• 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

+862.2% since first listed

6 events — show timeline

• 2026-05-22 Listed $129,900 West Penn MLS
• 2026-03-21 Rental Removed $1,200 TURBOTENANT
• 2026-02-18 Listed for Rent $1,200 TURBOTENANT
• 2009-12-04 Sold (Public Records) $13,500 Public Records
• 2009-12-04 Sold (MLS) $13,500 West Penn MLS
• 2009-05-20 Listed $13,500 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $1,436 · +4.3% YoY. Source: county tax records.