907 Woodlawn Ave · West Brownsville, PA 15417

$64,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 47 Days on market

Built 1910 6,281 sqft lot $59/sqft · 10% below area Est $72k · 9% 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 +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

Key facts

• 6,281 sq ft lot
• Built 1910
• Listed 47 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story house; Resale property
• Construction: Aluminum and vinyl siding; Asphalt roof
• Exterior features: Lot approximately 0.144 acres

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Carpet and laminate flooring; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#597 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Brownsville Area SD (rural): math 17% / reading 34% proficiency, ranked #472 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $449 of loan paydown is wiped out by about $1k 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 (-1.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $29k; list at $65k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.52% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.72%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $71,712
• List price: $64,900
• Delta: -9.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Main St	0.22mi	3/1.0 (+1)	1,008 (-9%)	3mo	$9,000	$9	68
304 Washington Ave	0.14mi	2/1.5	1,065 (-4%)	24mo	$108,000	$101	66
413 Monroe Ave	0.30mi	2/1.5	1,243 (+13%)	14mo	$85,000	$68	51

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

Projected returns pro-forma

-1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.88×
• Total profit: $16,065
• Equity at exit: $13,617

10-year hold

• IRR: 26.5%
• Equity multiple: 3.58×
• Total profit: $46,804
• Equity at exit: $12,617

Cash invested: $18,172 (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 15417

• Home prices YoY: -0.9%
• Active inventory: 44
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $359

Break-even live

Break-even rent $533

Max offer price $64,900

Occupancy floor 59%

Sensitivity live

Price	-10% $396	-5% $378	+0% $359	+5% $341	+10% $322
Rent	-10% $281	-5% $320	+0% $359	+5% $398	+10% $437
Rate	-1.0pp $392	-0.5pp $376	base $359	+0.5pp $342	+1.0pp $325

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $64,900 Active 47 DOM
2. 2026-06-18
   days on market $64,900 Active 45 DOM
3. 2026-06-17
   days on market $64,900 Active 44 DOM
4. 2026-06-16
   days on market $64,900 Active 43 DOM
5. 2026-06-15
   days on market $64,900 Active 42 DOM
6. 2026-06-13
   days on market $64,900 Active 40 DOM
7. 2026-06-12
   days on market $64,900 Active 39 DOM
8. 2026-06-09
   days on market $64,900 Active 36 DOM
9. 2026-06-08
   days on market $64,900 Active 35 DOM
10. 2026-06-08
    days on market $64,900 Active 34 DOM
11. 2026-06-04
    days on market $64,900 Active 30 DOM
12. 2026-06-02
    days on market $64,900 Active 29 DOM
13. 2026-06-01
    days on market $64,900 Active 28 DOM
14. 2026-05-31
    days on market $64,900 Active 27 DOM
15. 2026-05-04
    listed $64,900 Active 631-char remark
16. 2016-05-31
    soldstatus $29,000
17. 2016-05-27
    price $29,000 176-char remark

    Show marketing remark (176 chars)

    Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

18. 2016-05-26
    soldstatus $29,000 Sold 176-char remark

    Show marketing remark (176 chars)

    Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

19. 2016-04-19
    status Under Contract 176-char remark

    Show marketing remark (176 chars)

    Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

20. 2016-04-12
    price $34,900 176-char remark

    Show marketing remark (176 chars)

    Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

21. 2015-11-09
    price $34,900 176-char remark

    Show marketing remark (176 chars)

    Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

22. 2015-10-22
    price $35,000 176-char remark

    Show marketing remark (176 chars)

    Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

23. 2015-05-18
    listed $39,900 Active 176-char remark

    Show marketing remark (176 chars)

    Solid 2 story house with generous room sizes. Newer full bath added on main level and a full bath upstairs. High efficiency gas furnace and central a/c. Very affordable living.

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$189/yr (+$16/mo · 29.3%)

ⓘ 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 · 19 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: $11,856
• − Mortgage interest: −$3,635
• − Property taxes: −$647
• − Insurance: −$324
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$1,888
• Taxable income: $3,464
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,479/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: Brownsville Area SD
• NCES district ID: 4204080
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $34,500
• Composite: 20.93/100
• National rank: #8481
• State rank: #472 of 539 in PA

Livability — West Brownsville

• Score: 73/100
• State rank: #597
• US rank: #5694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Brownsville, PA
• Population (ZIP): 7,709

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -1.67%
• Current HPI: 190.8891
• 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

+62.7% since first listed

9 events — show timeline

• 2026-05-04 Listed $64,900 West Penn MLS
• 2016-05-31 Sold (Public Records) $29,000 Public Records
• 2016-05-27 Price Changed $29,000 West Penn MLS
• 2016-05-26 Sold (MLS) $29,000 West Penn MLS
• 2016-04-19 Pending — West Penn MLS
• 2016-04-12 Price Changed $34,900 West Penn MLS
• 2015-11-09 Price Changed $34,900 West Penn MLS
• 2015-10-22 Price Changed $35,000 West Penn MLS
• 2015-05-18 Listed $39,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $647 · -0.4% YoY. Source: county tax records.