599 Western Ave · McGovern, PA 15317

$185,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 6 Days on market

Built 1961 1.10 ac lot

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch-style residence is an excellent choice for individuals seeking a starter home or those wishing to downsize without sacrificing comfort. Situated within the sought-after Chartiers-Houston School District, the property offers both convenience and tranquility. The home features three spacious bedrooms suitable for family members, guests, or use as a home office, and two full bathrooms to meet daily living needs. The expansive eat-in kitchen is ideal for casual dining and entertaining. Hardwood flooring extends throughout the main living areas, contributing warmth and character to the interior. A full, unfinished basement provides ample potential for additional living space, storage, or a workshop. The two-car tandem integral garage offers secure parking and supplementary storage options. Positioned on a generous one-acre lot, the property affords abundant outdoor space for gardening, recreation, or future expansion, while delivering privacy alongside access to local amenities, shopping centers, and major highways for convenient commuting.

Key facts

• Hardwood flooring
• One-acre lot
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• HARDWOOD FLOORING
• FULL UNFINISHED BASEMENT
• TWO-CAR TANDEM INTEGRAL GARAGE
• ONE-ACRE LOT

Property features AI

Exterior

• Parking: Attached garage with built-in parking for 2 cars
• Utilities: Public water; Septic tank
• Home design: Single-story home; Brick construction; Asphalt roof; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: 1.1-acre lot; Lot dimensions about 160 x 300

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two main-level bedrooms (both approx. 11 x 11); Additional bedroom (main level, approx. 11 x 14)
• Flooring: Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Hardwood flooring; Walk-out basement
• Laundry & utility: Lower-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 68/100 on livability (#926 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Chartiers-Houston SD (suburban): math 40% / reading 68% proficiency, ranked #125 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.3%/yr); 195 active listings in the ZIP; solid renter incomes; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $135k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.60×
• Total profit: $-20,868
• Equity at exit: $27,584

10-year hold

• IRR: -7.4%
• Equity multiple: 0.60×
• Total profit: $-20,852
• Equity at exit: $15,995

Cash invested: $51,800 (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 15317

• Home prices YoY: -30.2%
• Rents YoY: -2.3%
• Active inventory: 195
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,921 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$184 /mo · $2,204/yr
• Insurance: −$77
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $231

Break-even live

Break-even rent $1,628

Max offer price $185,000

Occupancy floor 83%

Sensitivity live

Price	-10% $336	-5% $283	+0% $231	+5% $179	+10% $126
Rent	-10% $79	-5% $155	+0% $231	+5% $307	+10% $383
Rate	-1.0pp $324	-0.5pp $278	base $231	+0.5pp $183	+1.0pp $134

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-10
   status $185,000 Pending 6 DOM
2. 2026-06-09
   days on market $185,000 Active 6 DOM
3. 2026-06-08
   days on market $185,000 Active 5 DOM
4. 2026-06-07
   days on market $185,000 Active 4 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $185,000 Active 1 DOM

ⓘ 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: $2,204 · $184/mo
• Projected year-2 tax: $2,563 · $214/mo
• Expected delta: +$360/yr (+$30/mo · 16.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,048
• − Mortgage interest: −$10,363
• − Property taxes: −$2,204
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$5,382
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $2,814/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: Chartiers-Houston SD
• NCES district ID: 4205730
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $56,103
• Composite: 46.57/100
• National rank: #2426
• State rank: #125 of 539 in PA

Livability — McGovern

• Score: 68/100
• State rank: #926
• US rank: #10086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 106,469 people
• City population: 5,110
• Metro: Pittsburgh, PA
• Population (ZIP): 43,871
• Household income: $108,044
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 478.0

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 (90%)
• Race & ethnicity: White 90% Asian 3% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, India
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -110.61%
• Current HPI: 256.016
• Rent YoY: ▼ -2.29%
• 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

+23.4% since first listed

6 events — show timeline

• 2026-06-03 Listed $185,000 West Penn MLS
• 2026-01-27 Contingent — West Penn MLS
• 2026-01-21 Listed $199,900 West Penn MLS
• 2005-08-10 Sold (Public Records) $135,000 Public Records
• 2005-07-27 Sold (MLS) $135,000 West Penn MLS
• 2004-11-11 Listed $149,900 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $2,204 · +5.1% YoY. Source: county tax records.