1102 Lawton St · Monongahela, PA 15063

$32,200

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 253 Days on market

Built 1925 3,001 sqft lot $39/sqft · 66% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Take a drive by this cozy two bedroom, one bath home and see if it may be your next investment.

Key facts

• 3,001 sq ft lot
• Built 1925
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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 $223 of loan paydown is wiped out by about $966 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1925 — 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: 2.98% ✓
• Cap rate: 24.32%
• Cash-on-cash: 64.39%
• DSCR: 3.87
• GRM: 2.8

CMA / ARV

• ARV (median comp): $98,820
• List price: $32,200
• Delta: -67.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 1st Ave	0.38mi	2/1.5	832 (+1%)	12mo	$130,000	$156	69
431 Hillman St	0.31mi	2/1.0	792 (-4%)	15mo	$137,000	$173	67
106 1st Ave	0.23mi	2/1.5	903 (+10%)	6mo	$38,000	$42	66
631 Shelby St	0.29mi	2/1.5	862 (+5%)	16mo	$99,000	$115	63
1016 Lincoln St	0.20mi	2/2.0	925 (+12%)	15mo	$172,000	$186	54
106 Morton St	0.38mi	2/1.5	938 (+14%)	16mo	$80,000	$85	44
41 Crestview Ests	0.44mi	3/2.0 (+1)	902 (+10%)	14mo	$82,000	$91	43
440 Pleasant St	0.59mi	1/1.5 (-1)	913 (+11%)	15mo	$29,900	$33	35

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: 63.6%
• Equity multiple: 3.84×
• Total profit: $25,642
• Equity at exit: $4,801

10-year hold

• IRR: 68.0%
• Equity multiple: 7.90×
• Total profit: $62,192
• Equity at exit: $2,784

Cash invested: $9,016 (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: 2.8×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$169
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $484

Break-even live

Break-even rent $346

Max offer price $32,200

Occupancy floor 45%

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: $8,050
• Closing costs: $966
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $32,200 Active 253 DOM
2. 2026-06-17
   days on market $32,200 Active 252 DOM
3. 2026-06-16
   days on market $32,200 Active 251 DOM
4. 2026-06-15
   days on market $32,200 Active 250 DOM
5. 2026-06-13
   days on market $32,200 Active 248 DOM
6. 2026-06-13
   days on market $32,200 Active 247 DOM
7. 2026-06-09
   days on market $32,200 Active 244 DOM
8. 2026-06-08
   days on market $32,200 Active 243 DOM
9. 2026-06-07
   days on market $32,200 Active 242 DOM
10. 2026-06-05
    days on market $32,200 Active 239 DOM
11. 2026-06-03
    days on market $32,200 Active 238 DOM
12. 2026-06-02
    days on market $32,200 Active 237 DOM
13. 2026-06-01
    days on market $32,200 Active 236 DOM
14. 2026-05-31
    days on market $32,200 Active 235 DOM
15. 2025-10-08
    listed $32,200 Active 95-char remark

    Show marketing remark (95 chars)

    Take a drive by this cozy two bedroom, one bath home and see if it may be your next investment.

16. 2017-08-30
    soldstatus $52,500
17. 2017-08-28
    soldstatus $52,500 Sold 219-char remark

    Show marketing remark (219 chars)

    Cute as a button and move in ready. A beautifully appointed two bedroom, one bath cottage. Rear yard with a patio and just a short walk to the off street parking for 2 cars. A must see!! Furnace is 4 yr old. HWT newer.

18. 2017-07-08
    historical Contingent 219-char remark

    Show marketing remark (219 chars)

    Cute as a button and move in ready. A beautifully appointed two bedroom, one bath cottage. Rear yard with a patio and just a short walk to the off street parking for 2 cars. A must see!! Furnace is 4 yr old. HWT newer.

19. 2017-07-06
    price $52,900 219-char remark

    Show marketing remark (219 chars)

    Cute as a button and move in ready. A beautifully appointed two bedroom, one bath cottage. Rear yard with a patio and just a short walk to the off street parking for 2 cars. A must see!! Furnace is 4 yr old. HWT newer.

20. 2017-05-12
    price $49,900 219-char remark

    Show marketing remark (219 chars)

    Cute as a button and move in ready. A beautifully appointed two bedroom, one bath cottage. Rear yard with a patio and just a short walk to the off street parking for 2 cars. A must see!! Furnace is 4 yr old. HWT newer.

21. 2017-04-06
    price $59,900 219-char remark

    Show marketing remark (219 chars)

    Cute as a button and move in ready. A beautifully appointed two bedroom, one bath cottage. Rear yard with a patio and just a short walk to the off street parking for 2 cars. A must see!! Furnace is 4 yr old. HWT newer.

22. 2017-03-23
    listed $62,000 Active 219-char remark

    Show marketing remark (219 chars)

    Cute as a button and move in ready. A beautifully appointed two bedroom, one bath cottage. Rear yard with a patio and just a short walk to the off street parking for 2 cars. A must see!! Furnace is 4 yr old. HWT newer.

23. 1993-12-23
    soldstatus $20,500

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/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 ≥99°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: $11,499
• − Mortgage interest: −$1,804
• − Property taxes: −$1,091
• − Insurance: −$161
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$937
• Taxable income: $5,667
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $4,446/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

+57.1% since first listed

9 events — show timeline

• 2025-10-08 Listed $32,200 West Penn MLS
• 2017-08-30 Sold (Public Records) $52,500 Public Records
• 2017-08-28 Sold (MLS) $52,500 West Penn MLS
• 2017-07-08 Contingent — West Penn MLS
• 2017-07-06 Price Changed $52,900 West Penn MLS
• 2017-05-12 Price Changed $49,900 West Penn MLS
• 2017-04-06 Price Changed $59,900 West Penn MLS
• 2017-03-23 Listed $62,000 West Penn MLS
• 1993-12-23 Sold (Public Records) $20,500 Public Records

Property tax history

+5.9%/yr

Latest (2026): $1,091 · +7.7% YoY. Source: county tax records.