7 Short Ave · Meadowlands, PA 15301

$14,900

2 bd · 1.0 ba · 1,327 sqft · SingleFamily public records · 26 Days on market

Built 1904 0.27 ac lot ↓ 30% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• Quiet of the country
• Rural setting
• 0.27 acre lot

Tags

• ACREAGE ON ARDEN MINES ROAD
• RURAL SETTING
• QUIET OF THE COUNTRY

Property features AI

Finance

• Financial info: Assessed value $85,900; Annual taxes $1,576

Exterior

• Home design: 2-story house; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Lot approximately 0.274 acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (1.5% below list) — sets the bar for market timing.
• Cap rate 70.9% vs local median 2.9% in Meadowlands — 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 63/100 on livability (#1,243 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, employment 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.
• Zoned schools: Allison Park El Sch (math 43% / reading 72%, grade C+, #439 of 1,518 statewide, top 29%, 667 students, 25% FRL); Chartiers-Houston Jshs (math 37% / reading 62%, grade D, #138 of 437 statewide, top 34%, 508 students, 27% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 164 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 $103 of loan paydown is wiped out by about $447 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 + 3.4% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,676 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.69% ✓
• Cap rate: 70.87%
• Cash-on-cash: 230.65%
• DSCR: 11.26
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $114,122
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
178 Old Hickory Ridge Rd	0.55mi	1/1.0 (-1)	1,452 (+9%)	16mo	$125,000	$86	40

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.77×
• Total profit: $49,115
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 27.47×
• Total profit: $110,420
• Equity at exit: $1,288

Cash invested: $4,172 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 164
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $802

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 25%

Sensitivity live

Price	-10% $812	-5% $807	+0% $802	+5% $797	+10% $792
Rent	-10% $711	-5% $757	+0% $802	+5% $847	+10% $892
Rate	-1.0pp $809	-0.5pp $806	base $802	+0.5pp $798	+1.0pp $794

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $14,900 Active 26 DOM
2. 2026-06-18
   days on market $14,900 Active 23 DOM
3. 2026-06-17
   days on market $14,900 Active 22 DOM
4. 2026-06-16
   days on market $14,900 Active 21 DOM
5. 2026-06-15
   days on market $14,900 Active 20 DOM
6. 2026-06-13
   days on market $14,900 Active 18 DOM
7. 2026-06-13
   days on market $14,900 Active 17 DOM
8. 2026-06-09
   days on market $14,900 Active 14 DOM
9. 2026-06-08
   days on market $14,900 Active 13 DOM
10. 2026-06-07
    days on market $14,900 Active 12 DOM
11. 2026-06-05
    days on market $14,900 Active 9 DOM
12. 2026-06-03
    days on market $14,900 Active 8 DOM
13. 2026-06-02
    days on market $14,900 Active 7 DOM
14. 2026-06-01
    days on market $14,900 Active 6 DOM
15. 2026-05-31
    days on market $14,900 Active 5 DOM
16. 2026-05-26
    listed $14,900 Active
17. 2026-04-22
    historical Expired 251-char remark

    Show marketing remark (251 chars)

    Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

18. 2026-04-09
    price $16,700 251-char remark

    Show marketing remark (251 chars)

    Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

19. 2026-03-24
    price $18,800 251-char remark

    Show marketing remark (251 chars)

    Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

20. 2026-03-09
    price $18,900 251-char remark

    Show marketing remark (251 chars)

    Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

21. 2026-02-20
    price $19,500 251-char remark

    Show marketing remark (251 chars)

    Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

22. 2026-02-05
    price $21,000 251-char remark

    Show marketing remark (251 chars)

    Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

23. 2026-01-15
    listed $21,200 Active 251-char remark

    Show marketing remark (251 chars)

    Opportunity awaits in this two bedroom, one bath home. Work is required to make this home move in ready/habitable but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥97°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,745
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$433
• Taxable income: $9,979
• Est. tax owed @ 24.0%: −$2,395
• After-tax cash flow: $7,228/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 — Meadowlands

• Score: 63/100
• State rank: #1243
• US rank: #14913

Category grades

Amenities F Commute B Cost of living A+ Crime A Employment F 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: 285
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• 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

-29.7% since first listed

8 events — show timeline

• 2026-05-26 Listed $14,900 West Penn MLS
• 2026-04-22 Delisted — West Penn MLS
• 2026-04-09 Price Changed $16,700 West Penn MLS
• 2026-03-24 Price Changed $18,800 West Penn MLS
• 2026-03-09 Price Changed $18,900 West Penn MLS
• 2026-02-20 Price Changed $19,500 West Penn MLS
• 2026-02-05 Price Changed $21,000 West Penn MLS
• 2026-01-15 Listed $21,200 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,576 · +5.1% YoY. Source: county tax records.