420 Carson St · Monongahela, PA 15063

$83,000

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 146 Days on market

Built 1920 6,028 sqft lot $51/sqft · 7% below area Est $90k · 7% under ↓ 27% since listing

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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 +27.4/30.0
• ARV discount +10.8/15.0
• DSCR +9.6/10.0
• 1% rule +8.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1,600+ sqft home sits on a quiet corner lot and offers endless potential for its next owner. The additional side lot adds valuable outdoor space and opens the door to countless possibilities. On top of that, a four-car detached garage is perfect for car enthusiasts, hobbyists, or anyone in need of serious storage. Step onto the spacious front porch and into a welcoming entryway that leads to a thoughtful layout with the living room to the left, dining room straight ahead, and a convenient updated first-floor bathroom. The generously sized kitchen and first-floor laundry area are ready for your personal updates and vision. Upstairs, you’ll find three well-sized bedrooms and a second full bathroom. With solid space, great bones, and room to make it your own, this home is ready for its next owner!

Key facts

• Front porch
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• FRONT PORCH
• UPDATED FIRST-FLOOR BATHROOM
• FIRST-FLOOR LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.9% in Monongahela — 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 72/100 on livability (#629 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, health & safety D+, amenities F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 66 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 (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (median comp): $89,545
• List price: $83,000
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 7th St	0.23mi	3/2.0	1,658 (+2%)	9mo	$154,000	$93	79
809 Thomas St	0.29mi	3/1.5	1,713 (+5%)	5mo	$85,000	$50	72
908 Marne Ave	0.35mi	3/1.5	1,603 (-2%)	10mo	$54,900	$34	71
1010 Thomas St	0.43mi	3/1.0	1,584 (-3%)	6mo	$27,000	$17	67
1213 Corrin Ave	0.60mi	3/2.0	1,632 (+0%)	6mo	$155,000	$95	67
612 Hancock St	0.18mi	2/1.5 (-1)	1,582 (-3%)	18mo	$75,000	$47	65
900 Lincoln St	0.32mi	3/2.0	1,456 (-11%)	7mo	$52,250	$36	62
424 Hillman St	0.48mi	3/1.5	1,513 (-7%)	2mo	$229,900	$152	62
518 Grant St	0.24mi	3/1.0	1,480 (-9%)	15mo	$47,500	$32	57
802 Howard St	0.25mi	4/2.0 (+1)	1,842 (+13%)	6mo	$42,500	$23	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,147
• Equity at exit: $12,376

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $22,162
• Equity at exit: $7,176

Cash invested: $23,240 (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 15063

• Home prices YoY: -6.9%
• Active inventory: 66
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $244

Break-even live

Break-even rent $845

Max offer price $83,000

Occupancy floor 74%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $83,000 Active 146 DOM
2. 2026-06-17
   price $83,000 Active 145 DOM
3. 2026-06-09
   days on market $87,500 Active 145 DOM
4. 2026-06-08
   days on market $87,500 Active 144 DOM
5. 2026-06-07
   days on market $87,500 Active 143 DOM
6. 2026-06-05
   days on market $87,500 Active 140 DOM
7. 2026-06-03
   days on market $87,500 Active 139 DOM
8. 2026-06-02
   days on market $87,500 Active 138 DOM
9. 2026-06-01
   days on market $87,500 Active 137 DOM
10. 2026-05-31
    days on market $87,500 Active 136 DOM
11. 2026-04-15
    price $87,500 816-char remark

    Show marketing remark (816 chars)

    This 1,600+ sqft home sits on a quiet corner lot and offers endless potential for its next owner. The additional side lot adds valuable outdoor space and opens the door to countless possibilities. On top of that, a four-car detached garage is perfect for car enthusiasts, hobbyists, or anyone in need of serious storage. Step onto the spacious front porch and into a welcoming entryway that leads to a thoughtful layout with the living room to the left, dining room straight ahead, and a convenient updated first-floor bathroom. The generously sized kitchen and first-floor laundry area are ready for your personal updates and vision. Upstairs, you’ll find three well-sized bedrooms and a second full bathroom. With solid space, great bones, and room to make it your own, this home is ready for its next owner!

12. 2026-03-05
    price $92,500 816-char remark

    Show marketing remark (816 chars)

    This 1,600+ sqft home sits on a quiet corner lot and offers endless potential for its next owner. The additional side lot adds valuable outdoor space and opens the door to countless possibilities. On top of that, a four-car detached garage is perfect for car enthusiasts, hobbyists, or anyone in need of serious storage. Step onto the spacious front porch and into a welcoming entryway that leads to a thoughtful layout with the living room to the left, dining room straight ahead, and a convenient updated first-floor bathroom. The generously sized kitchen and first-floor laundry area are ready for your personal updates and vision. Upstairs, you’ll find three well-sized bedrooms and a second full bathroom. With solid space, great bones, and room to make it your own, this home is ready for its next owner!

13. 2026-01-15
    listed $95,000 Active 816-char remark

    Show marketing remark (816 chars)

    This 1,600+ sqft home sits on a quiet corner lot and offers endless potential for its next owner. The additional side lot adds valuable outdoor space and opens the door to countless possibilities. On top of that, a four-car detached garage is perfect for car enthusiasts, hobbyists, or anyone in need of serious storage. Step onto the spacious front porch and into a welcoming entryway that leads to a thoughtful layout with the living room to the left, dining room straight ahead, and a convenient updated first-floor bathroom. The generously sized kitchen and first-floor laundry area are ready for your personal updates and vision. Upstairs, you’ll find three well-sized bedrooms and a second full bathroom. With solid space, great bones, and room to make it your own, this home is ready for its next owner!

14. 2023-01-17
    soldstatus $80,000
15. 2023-01-14
    status Pending 658-char remark

    Show marketing remark (658 chars)

    This house truly has something for everyone. It has 3 beds / 2 baths, an additional lot for the side yard and a 4 CAR GARAGE! The side yard is great for cookouts or cornhole. The front porch is perfect for a rocking chair and sipping a glass of tea. The 4 car garage is perfect for the car enthusiast as they tinker away and you still have room to store your motorcycles! You'll find hardwood floors throughout the first floor and a bathroom on the main floor and upstairs. the house is in "move in" condition, but could use some updates. This unique home has many things to offer your typical home in the area does not. What are you waiting for?

16. 2023-01-12
    soldstatus $80,000 Closed 658-char remark

    Show marketing remark (658 chars)

    This house truly has something for everyone. It has 3 beds / 2 baths, an additional lot for the side yard and a 4 CAR GARAGE! The side yard is great for cookouts or cornhole. The front porch is perfect for a rocking chair and sipping a glass of tea. The 4 car garage is perfect for the car enthusiast as they tinker away and you still have room to store your motorcycles! You'll find hardwood floors throughout the first floor and a bathroom on the main floor and upstairs. the house is in "move in" condition, but could use some updates. This unique home has many things to offer your typical home in the area does not. What are you waiting for?

17. 2022-11-20
    historical Contingent 658-char remark

    Show marketing remark (658 chars)

    This house truly has something for everyone. It has 3 beds / 2 baths, an additional lot for the side yard and a 4 CAR GARAGE! The side yard is great for cookouts or cornhole. The front porch is perfect for a rocking chair and sipping a glass of tea. The 4 car garage is perfect for the car enthusiast as they tinker away and you still have room to store your motorcycles! You'll find hardwood floors throughout the first floor and a bathroom on the main floor and upstairs. the house is in "move in" condition, but could use some updates. This unique home has many things to offer your typical home in the area does not. What are you waiting for?

18. 2022-10-31
    price $105,000 658-char remark

    Show marketing remark (658 chars)

    This house truly has something for everyone. It has 3 beds / 2 baths, an additional lot for the side yard and a 4 CAR GARAGE! The side yard is great for cookouts or cornhole. The front porch is perfect for a rocking chair and sipping a glass of tea. The 4 car garage is perfect for the car enthusiast as they tinker away and you still have room to store your motorcycles! You'll find hardwood floors throughout the first floor and a bathroom on the main floor and upstairs. the house is in "move in" condition, but could use some updates. This unique home has many things to offer your typical home in the area does not. What are you waiting for?

19. 2022-10-11
    listed $120,000 Active 658-char remark

    Show marketing remark (658 chars)

    This house truly has something for everyone. It has 3 beds / 2 baths, an additional lot for the side yard and a 4 CAR GARAGE! The side yard is great for cookouts or cornhole. The front porch is perfect for a rocking chair and sipping a glass of tea. The 4 car garage is perfect for the car enthusiast as they tinker away and you still have room to store your motorcycles! You'll find hardwood floors throughout the first floor and a bathroom on the main floor and upstairs. the house is in "move in" condition, but could use some updates. This unique home has many things to offer your typical home in the area does not. What are you waiting for?

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 ≥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: $13,840
• − Mortgage interest: −$4,649
• − Property taxes: −$2,371
• − Insurance: −$415
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,415
• Taxable income: $1,776
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,498/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Monongahela

• Score: 72/100
• State rank: #629
• US rank: #6064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monongahela, PA
• City population: 10,479
• Population (ZIP): 10,479

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 4% Scotch-Irish 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 2% 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: ▼ -19.31%
• Current HPI: 261.0334
• 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

-27.1% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $87,500 West Penn MLS
• 2026-03-05 Price Changed $92,500 West Penn MLS
• 2026-01-15 Listed $95,000 West Penn MLS
• 2023-01-17 Sold (Public Records) $80,000 Public Records
• 2023-01-14 Pending — West Penn MLS
• 2023-01-12 Sold (MLS) $80,000 West Penn MLS
• 2022-11-20 Contingent — West Penn MLS
• 2022-10-31 Price Changed $105,000 West Penn MLS
• 2022-10-11 Listed $120,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,371 · +7.7% YoY. Source: county tax records.