112 Wide St · McGovern, PA 15342

$49,900

2 bd · 1.0 ba · 722 sqft · SingleFamily public records · 94 Days on market

Built 1932 10,497 sqft lot $69/sqft · 61% below area ↓ 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2BR/1BA Investment Opportunity in Houston Borough! Property has been fully cleaned out and is ready for renovation. Features include central HVAC availability and public utilities. Ideal for investors or owner-occupants looking to build equity. Located in a walkable neighborhood near Helltown Taproom, Arnold Park, and Chartiers Creek. Don’t miss this chance to bring new life to a well-located home with solid potential!

Key facts

• 0.24 acre lot
• Built 1932
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

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: 27 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 $345 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 (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 2.7% of price; built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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. 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.
7. 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.
8. 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: 2.26% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.61%
• DSCR: 2.90
• GRM: 3.7

CMA / ARV

• ARV (median comp): $129,042
• List price: $49,900
• Delta: -61.33%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Leonard Ave	0.08mi	2/1.0	768 (+6%)	14mo	$75,000	$98	74
129 S Main St	0.55mi	2/1.0	780 (+8%)	11mo	$170,000	$218	52
145 Latimer Ave	0.73mi	3/1.0 (+1)	768 (+6%)	2mo	$152,350	$198	49
257 1/2 Cherry Ave	0.54mi	2/1.0	670 (-7%)	23mo	$166,500	$249	44
414 Cherry Ave	0.72mi	2/1.0	826 (+14%)	15mo	$110,000	$133	30

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: 39.4%
• Equity multiple: 2.69×
• Total profit: $23,557
• Equity at exit: $7,440

10-year hold

• IRR: 45.8%
• Equity multiple: 5.39×
• Total profit: $61,388
• Equity at exit: $4,314

Cash invested: $13,972 (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 15342

• Home prices YoY: -7.5%
• Active inventory: 27
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $496

Break-even live

Break-even rent $498

Max offer price $49,900

Occupancy floor 51%

Sensitivity live

Price	-10% $524	-5% $510	+0% $496	+5% $482	+10% $468
Rent	-10% $407	-5% $452	+0% $496	+5% $541	+10% $585
Rate	-1.0pp $521	-0.5pp $509	base $496	+0.5pp $483	+1.0pp $470

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   status $49,900 Pending 94 DOM
2. 2026-06-13
   days on market $49,900 Active 94 DOM
3. 2026-06-13
   days on market $49,900 Active 93 DOM
4. 2026-06-09
   days on market $49,900 Active 90 DOM
5. 2026-06-08
   days on market $49,900 Active 89 DOM
6. 2026-06-07
   days on market $49,900 Active 88 DOM
7. 2026-06-05
   days on market $49,900 Active 85 DOM
8. 2026-06-03
   days on market $49,900 Active 84 DOM
9. 2026-06-02
   days on market $49,900 Active 83 DOM
10. 2026-06-01
    days on market $49,900 Active 82 DOM
11. 2026-05-31
    days on market $49,900 Active 81 DOM
12. 2026-03-11
    status Active

    Show marketing remark (433 chars)

    Cozy 2BR/1BA Investment Opportunity in Houston Borough! Property has been fully cleaned out and is ready for renovation. Features include central HVAC availability and public utilities. Ideal for investors or owner-occupants looking to build equity. Located in a walkable neighborhood near Helltown Taproom, Arnold Park, and Chartiers Creek. Don’t miss this chance to bring new life to a well-located home with solid potential!

13. 2026-03-11
    listed $49,900 Active 433-char remark

    Show marketing remark (433 chars)

    Cozy 2BR/1BA Investment Opportunity in Houston Borough! Property has been fully cleaned out and is ready for renovation. Features include central HVAC availability and public utilities. Ideal for investors or owner-occupants looking to build equity. Located in a walkable neighborhood near Helltown Taproom, Arnold Park, and Chartiers Creek. Don’t miss this chance to bring new life to a well-located home with solid potential!

14. 2025-09-04
    historical Contingent
15. 2025-08-05
    price $44,900
16. 2025-07-09
    price $49,900
17. 2025-07-01
    listed $59,900 Active

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 3/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,512
• − Mortgage interest: −$2,795
• − Property taxes: −$1,332
• − Insurance: −$250
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$1,452
• Taxable income: $5,522
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $4,628/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

• Census place: McGovern, PA
• City population: 5,110
• Population (ZIP): 5,110

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -19.13%
• Current HPI: 234.3104
• 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

-16.7% since first listed

6 events — show timeline

• 2026-03-11 Relisted — West Penn MLS
• 2026-03-11 Listed $49,900 West Penn MLS
• 2025-09-04 Contingent — West Penn MLS
• 2025-08-05 Price Changed $44,900 West Penn MLS
• 2025-07-09 Price Changed $49,900 West Penn MLS
• 2025-07-01 Listed $59,900 West Penn MLS

Property tax history

+5.4%/yr

Latest (2026): $1,332 · +5.1% YoY. Source: county tax records.