419 Prospect Ave · Donora, PA 15033

$15,400

4 bd · 1.0 ba · 1,832 sqft · SingleFamily public records · 49 Days on market

Built 1910 3,815 sqft lot ↓ 55% since listing

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Why this score? — see what drove the C- 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
• Appreciation +7.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Buyer responsible for all insp/permits, subject to corp approval, free appraisal & credit report if financed thru Countrywide, prequal from Countrywide w/ all offers

Key facts

• 3,815 sq ft lot
• Built 1910
• Listed 49 days

Property features AI

Finance

• Financial info: Assessed value $13,400; Annual tax amount $387

Exterior

• Parking: On-street parking
• Home design: 3-story building; Resale property
• Exterior features: On-street parking

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/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 (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,198 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, 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: 21 active listings in the ZIP; lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 40% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $881 of equity ($106 loan paydown + $775 appreciation (5.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.0% appreciation + 3.0% 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 49 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $9k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1k; list at $15k implies a 1440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,938 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 8.54% ✓
• Cap rate: 77.91%
• Cash-on-cash: 255.79%
• DSCR: 12.38
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $58,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Castner Ave	0.30mi	3/2.0 (-1)	1,775 (-3%)	0mo	$92,000	$52	72
832 Thompson	0.37mi	3/1.0 (-1)	1,925 (+5%)	3mo	$55,000	$29	67
438 8th St	0.30mi	4/1.5	1,712 (-7%)	7mo	$35,000	$20	67
74 Castner Ave	0.36mi	3/2.0 (-1)	1,882 (+3%)	4mo	$20,000	$11	66
950-952 Heslep Ave	0.46mi	4/1.0	1,826 (-0%)	18mo	$5,000	$3	63
409 Prospect Ave	0.02mi	3/2.0 (-1)	1,678 (-8%)	16mo	$15,000	$9	62
107 Mckean Ave	0.24mi	3/1.5 (-1)	1,781 (-3%)	22mo	$80,000	$45	59
432 Fourth St	0.11mi	5/2.0 (+1)	2,100 (+15%)	13mo	$67,900	$32	51
519 Mccrea Ave	0.41mi	3/1.0 (-1)	1,720 (-6%)	20mo	$136,000	$79	48
215 S Allen Ave	0.60mi	4/2.0	1,924 (+5%)	14mo	$134,900	$70	48
83 Castner Ave	0.36mi	3/1.5 (-1)	2,006 (+10%)	15mo	$130,000	$65	48
218 10th St	0.53mi	4/2.5	2,004 (+9%)	22mo	$55,000	$27	36

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

Projected returns pro-forma

5.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.41×
• Total profit: $62,143
• Equity at exit: $8,754

10-year hold

• IRR: —
• Equity multiple: 32.84×
• Total profit: $137,291
• Equity at exit: $15,131

Cash invested: $4,312 (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 15033

• Home prices YoY: 4.8%
• Active inventory: 21
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$81
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $919

Break-even live

Break-even rent $151

Max offer price $15,400

Occupancy floor 25%

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: $3,850
• Closing costs: $462
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $15,400 Active 49 DOM
2. 2026-06-17
   days on market $15,400 Active 48 DOM
3. 2026-06-16
   days on market $15,400 Active 47 DOM
4. 2026-06-15
   days on market $15,400 Active 46 DOM
5. 2026-06-13
   days on market $15,400 Active 44 DOM
6. 2026-06-13
   pricedays on market $15,400 Active 43 DOM
7. 2026-06-09
   days on market $19,400 Active 40 DOM
8. 2026-06-08
   days on market $19,400 Active 39 DOM
9. 2026-06-07
   days on market $19,400 Active 38 DOM
10. 2026-06-05
    days on market $19,400 Active 35 DOM
11. 2026-06-03
    days on market $19,400 Active 34 DOM
12. 2026-06-02
    days on market $19,400 Active 33 DOM
13. 2026-06-01
    days on market $19,400 Active 32 DOM
14. 2026-05-31
    days on market $19,400 Active 31 DOM
15. 2026-05-15
    price $19,400 499-char remark
16. 2026-04-29
    listed $24,700 Active 499-char remark
17. 2012-09-13
    soldstatus $1,000
18. 2006-04-05
    soldstatus $24,900
19. 2006-01-23
    soldstatus $14,400
20. 2005-11-10
    soldstatus $7,050
21. 2005-10-12
    soldstatus $7,050 171-char remark

    Show marketing remark (171 chars)

    Buyer responsible for all insp/permits, subject to corp approval, free appraisal & credit report if financed thru Countrywide, prequal from Countrywide w/ all offers

22. 2005-07-26
    listed $9,900 171-char remark

    Show marketing remark (171 chars)

    Buyer responsible for all insp/permits, subject to corp approval, free appraisal & credit report if financed thru Countrywide, prequal from Countrywide w/ all offers

23. 1994-07-26
    soldstatus $34,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/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: $15,776
• − Mortgage interest: −$863
• − Property taxes: −$387
• − Insurance: −$77
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$448
• Taxable income: $11,477
• Est. tax owed @ 24.0%: −$2,754
• After-tax cash flow: $8,275/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 — Donora

• Score: 64/100
• State rank: #1198
• US rank: #14079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donora, PA
• County: Washington County · 106,469 people
• City population: 4,572
• Metro: Pittsburgh, PA
• Population (ZIP): 4,572
• Household income: $39,921
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 363.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 5% Romanian 5% Subsaharan African 1%
• Foreign-born: 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: ▲ 5.03%
• Current HPI: 110.5976
• Rent YoY: —
• 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

-54.7% since first listed

10 events — show timeline

• 2026-06-11 Price Changed $15,400 West Penn MLS
• 2026-05-15 Price Changed $19,400 West Penn MLS
• 2026-04-29 Listed $24,700 West Penn MLS
• 2012-09-13 Sold (Public Records) $1,000 Public Records
• 2006-04-05 Sold (Public Records) $24,900 Public Records
• 2006-01-23 Sold (Public Records) $14,400 Public Records
• 2005-11-10 Sold (Public Records) $7,050 Public Records
• 2005-10-12 Sold (MLS) $7,050 West Penn MLS
• 2005-07-26 Listed $9,900 West Penn MLS
• 1994-07-26 Sold (Public Records) $34,000 Public Records

Property tax history

-8.6%/yr

Latest (2026): $387 · +2.8% YoY. Source: county tax records.