1412 Broadway Ave · Stowe, PA 15136

$65,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 220 Days on market

Built 1900 3,001 sqft lot $62/sqft · 52% below area ↓ 24% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-bedroom, one-bath home with a kitchen offering plenty of cabinet space. Functional walk-out basement with high ceilings that could be finished, plus a separate storage room with access to the front yard. Large attic provides additional storage. Updates include LVP flooring, newer furnace, 220V electrical panel, gas line, water meter, and sump pump. Exterior features include a fenced backyard, covered front and rear porches, and an off-street parking pad in back. Conveniently located near local shops, transit, and with easy access to I-79. An ideal home for a first time buyer or investor.

Key facts

• Newer furnace
• Gas line
• 3,001 sq ft lot

Tags

• FUNCTIONAL WALK-OUT BASEMENT
• SEPARATE STORAGE ROOM
• UPDATES INCLUDE LVP FLOORING
• NEWER FURNACE
• 220V ELECTRICAL PANEL
• GAS LINE

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 $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 6.4% in Stowe — 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 75/100 on livability (#441 in PA, #4,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.88% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.10%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $136,591
• List price: $65,000
• Delta: -52.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Kennedy Ln	0.45mi	2/1.5	1,107 (+6%)	2mo	$235,000	$212	65
1101 11th St	0.22mi	2/1.0	937 (-10%)	10mo	$42,500	$45	64
17 Norwood St	0.45mi	1/1.0 (-1)	957 (-8%)	1mo	$63,000	$66	60
1128 9th St	0.30mi	3/1.0 (+1)	1,160 (+11%)	5mo	$60,000	$52	58
2 Willow St	0.46mi	3/1.0 (+1)	1,104 (+6%)	8mo	$150,000	$136	58
807 6th St	0.64mi	3/1.0 (+1)	990 (-5%)	1mo	$24,000	$24	55
45 Harlem Ave	0.68mi	2/2.0	1,004 (-4%)	7mo	$148,000	$147	52
117 Owen St	0.58mi	3/1.0 (+1)	1,137 (+9%)	3mo	$144,750	$127	50
605 Mccoy Rd	0.36mi	1/1.5 (-1)	922 (-12%)	8mo	$110,000	$119	50
270 Wheeler Ave	0.58mi	2/1.5	900 (-14%)	6mo	$115,000	$128	42
217 Barbara Dr	0.61mi	3/1.5 (+1)	950 (-9%)	10mo	$305,000	$321	41
230 Lenore Dr	0.57mi	3/2.0 (+1)	1,190 (+14%)	6mo	$262,500	$221	36

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.59×
• Total profit: $28,877
• Equity at exit: $9,692

10-year hold

• IRR: 44.4%
• Equity multiple: 6.33×
• Total profit: $96,983
• Equity at exit: $5,620

Cash invested: $18,200 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$341
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $517

Break-even live

Break-even rent $565

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $554	-5% $536	+0% $517	+5% $499	+10% $480
Rent	-10% $421	-5% $469	+0% $517	+5% $565	+10% $614
Rate	-1.0pp $550	-0.5pp $534	base $517	+0.5pp $500	+1.0pp $483

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	44d	1	0.13mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	21d	1	0.19mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	24d	1	0.19mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	2d	1	0.21mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	44d	1	0.23mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	24d	1	0.36mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	44d	1	0.36mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	24d	1	0.41mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	15d	1	0.56mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	8d	1	0.57mi
10 Highland Dr Mc Kees Rocks, PA	2.0	1.0	1188	$1,300	$1.09	44d	1	0.61mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	24d	1	0.66mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	24d	1	0.78mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	44d	1	0.85mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	24d	1	1.03mi

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 220 DOM
2. 2026-06-17
   days on market $65,000 Active 219 DOM
3. 2026-06-16
   days on market $65,000 Active 218 DOM
4. 2026-06-15
   days on market $65,000 Active 217 DOM
5. 2026-06-13
   days on market $65,000 Active 215 DOM
6. 2026-06-09
   days on market $65,000 Active 211 DOM
7. 2026-06-08
   days on market $65,000 Active 210 DOM
8. 2026-06-07
   days on market $65,000 Active 209 DOM
9. 2026-06-05
   days on market $65,000 Active 206 DOM
10. 2026-06-03
    days on market $65,000 Active 205 DOM
11. 2026-06-02
    days on market $65,000 Active 204 DOM
12. 2026-06-01
    days on market $65,000 Active 203 DOM
13. 2026-05-31
    days on market $65,000 Active 202 DOM
14. 2026-05-07
    price $65,000 598-char remark

    Show marketing remark (598 chars)

    Two-bedroom, one-bath home with a kitchen offering plenty of cabinet space. Functional walk-out basement with high ceilings that could be finished, plus a separate storage room with access to the front yard. Large attic provides additional storage. Updates include LVP flooring, newer furnace, 220V electrical panel, gas line, water meter, and sump pump. Exterior features include a fenced backyard, covered front and rear porches, and an off-street parking pad in back. Conveniently located near local shops, transit, and with easy access to I-79. An ideal home for a first time buyer or investor.

15. 2025-11-10
    listed $85,000 Active 598-char remark

    Show marketing remark (598 chars)

    Two-bedroom, one-bath home with a kitchen offering plenty of cabinet space. Functional walk-out basement with high ceilings that could be finished, plus a separate storage room with access to the front yard. Large attic provides additional storage. Updates include LVP flooring, newer furnace, 220V electrical panel, gas line, water meter, and sump pump. Exterior features include a fenced backyard, covered front and rear porches, and an off-street parking pad in back. Conveniently located near local shops, transit, and with easy access to I-79. An ideal home for a first time buyer or investor.

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $986 · $82/mo
• Expected delta: +$41/yr (+$3/mo · 4.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,642
• − Mortgage interest: −$3,641
• − Property taxes: −$945
• − Insurance: −$325
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,891
• Taxable income: $5,498
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $4,888/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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — Stowe

• Score: 75/100
• State rank: #441
• US rank: #4019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

-23.5% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $65,000 West Penn MLS
• 2025-11-10 Listed $85,000 West Penn MLS

Property tax history

+0.1%/yr

Latest (2026): $945 · +4.0% YoY. Source: county tax records.