2822 Main Steet · Beallsville, PA 15313

$55,000

2 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 163 Days on market

Built 1850 5,401 sqft lot $36/sqft · 64% 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
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Own a Piece of History on the National Road! Located at 2822 Main Street in Beallsville, PA, this 2-bedroom, 1-bathroom home offers a rare opportunity for history lovers and restoration enthusiasts alike. Nestled along the historic Route 40, also known as the National Road, this property carries the charm and character of a bygone era, waiting to be brought back to life. While the home requires extensive renovation, it presents the perfect canvas for those who appreciate historic architecture and the rich stories held within its walls. Beallsville’s prime location along this storied route—once vital to America's westward expansion—offers a unique blend of small-town charm and historical significance. If you're passionate about preserving history and restoring classic homes, this is your chance to reimagine and revitalize a true piece of Beallsville’s past. Don’t miss this incredible opportunity to bring new life to a historic gem!

Key facts

• Extensive renovation
• 5,401 sq ft lot
• Built 1850

Tags

• EXTENSIVE RENOVATION
• HISTORIC ARCHITECTURE
• HISTORICAL SIGNIFICANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,301 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D-, amenities F, commute F.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 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 (-0.7%/yr); year-one equity from $380 of loan paydown is wiped out by about $406 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 (-0.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.
• Current owner paid $36k; list at $55k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.17% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.57%
• DSCR: 2.81
• GRM: 3.8

CMA / ARV

• ARV (median comp): $152,766
• List price: $55,000
• Delta: -64.00%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 2.93×
• Total profit: $29,716
• Equity at exit: $13,969

10-year hold

• IRR: 44.4%
• Equity multiple: 5.80×
• Total profit: $73,918
• Equity at exit: $15,267

Cash invested: $15,400 (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 15313

• Home prices YoY: -0.6%
• Active inventory: 2
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $521

Break-even live

Break-even rent $537

Max offer price $55,000

Occupancy floor 51%

Sensitivity live

Price	-10% $552	-5% $536	+0% $521	+5% $505	+10% $490
Rent	-10% $426	-5% $473	+0% $521	+5% $568	+10% $615
Rate	-1.0pp $548	-0.5pp $535	base $521	+0.5pp $506	+1.0pp $492

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $55,000 Active 163 DOM
2. 2026-06-17
   days on market $55,000 Active 162 DOM
3. 2026-06-16
   days on market $55,000 Active 161 DOM
4. 2026-06-15
   days on market $55,000 Active 160 DOM
5. 2026-06-13
   days on market $55,000 Active 158 DOM
6. 2026-06-09
   days on market $55,000 Active 154 DOM
7. 2026-06-08
   days on market $55,000 Active 153 DOM
8. 2026-06-07
   days on market $55,000 Active 152 DOM
9. 2026-06-03
   days on market $55,000 Active 148 DOM
10. 2026-06-02
    days on market $55,000 Active 147 DOM
11. 2026-06-01
    days on market $55,000 Active 146 DOM
12. 2026-05-31
    days on market $55,000 Active 145 DOM
13. 2026-01-06
    listed $55,000 Active 974-char remark

    Show marketing remark (974 chars)

    Own a Piece of History on the National Road! Located at 2822 Main Street in Beallsville, PA, this 2-bedroom, 1-bathroom home offers a rare opportunity for history lovers and restoration enthusiasts alike. Nestled along the historic Route 40, also known as the National Road, this property carries the charm and character of a bygone era, waiting to be brought back to life. While the home requires extensive renovation, it presents the perfect canvas for those who appreciate historic architecture and the rich stories held within its walls. Beallsville’s prime location along this storied route—once vital to America's westward expansion—offers a unique blend of small-town charm and historical significance. If you're passionate about preserving history and restoring classic homes, this is your chance to reimagine and revitalize a true piece of Beallsville’s past. Don’t miss this incredible opportunity to bring new life to a historic gem!

14. 2025-12-31
    historical Expired 977-char remark

    Show marketing remark (977 chars)

    Own a Piece of History on the National Road! Located at 2822 Main Street in Beallsville, PA, this 2-bedroom, 1-bathroom home offers a rare opportunity for history lovers and restoration enthusiasts alike. Nestled along the historic Route 40, also known as the National Road, this property carries the charm and character of a bygone era, waiting to be brought back to life. While the home requires extensive renovation, it presents the perfect canvas for those who appreciate historic architecture and the rich stories held within its walls. Beallsville’s prime location along this storied route—once vital to America's westward expansion—offers a unique blend of small-town charm and historical significance. If you're passionate about preserving history and restoring classic homes, this is your chance to reimagine and revitalize a true piece of Beallsville’s past. Don’t miss this incredible opportunity to bring new life to a historic gem!

15. 2025-09-29
    price $55,000 977-char remark

    Show marketing remark (977 chars)

    Own a Piece of History on the National Road! Located at 2822 Main Street in Beallsville, PA, this 2-bedroom, 1-bathroom home offers a rare opportunity for history lovers and restoration enthusiasts alike. Nestled along the historic Route 40, also known as the National Road, this property carries the charm and character of a bygone era, waiting to be brought back to life. While the home requires extensive renovation, it presents the perfect canvas for those who appreciate historic architecture and the rich stories held within its walls. Beallsville’s prime location along this storied route—once vital to America's westward expansion—offers a unique blend of small-town charm and historical significance. If you're passionate about preserving history and restoring classic homes, this is your chance to reimagine and revitalize a true piece of Beallsville’s past. Don’t miss this incredible opportunity to bring new life to a historic gem!

16. 2025-06-24
    price $57,000 977-char remark

    Show marketing remark (977 chars)

    Own a Piece of History on the National Road! Located at 2822 Main Street in Beallsville, PA, this 2-bedroom, 1-bathroom home offers a rare opportunity for history lovers and restoration enthusiasts alike. Nestled along the historic Route 40, also known as the National Road, this property carries the charm and character of a bygone era, waiting to be brought back to life. While the home requires extensive renovation, it presents the perfect canvas for those who appreciate historic architecture and the rich stories held within its walls. Beallsville’s prime location along this storied route—once vital to America's westward expansion—offers a unique blend of small-town charm and historical significance. If you're passionate about preserving history and restoring classic homes, this is your chance to reimagine and revitalize a true piece of Beallsville’s past. Don’t miss this incredible opportunity to bring new life to a historic gem!

17. 2025-02-07
    listed $59,000 Active 977-char remark

    Show marketing remark (977 chars)

    Own a Piece of History on the National Road! Located at 2822 Main Street in Beallsville, PA, this 2-bedroom, 1-bathroom home offers a rare opportunity for history lovers and restoration enthusiasts alike. Nestled along the historic Route 40, also known as the National Road, this property carries the charm and character of a bygone era, waiting to be brought back to life. While the home requires extensive renovation, it presents the perfect canvas for those who appreciate historic architecture and the rich stories held within its walls. Beallsville’s prime location along this storied route—once vital to America's westward expansion—offers a unique blend of small-town charm and historical significance. If you're passionate about preserving history and restoring classic homes, this is your chance to reimagine and revitalize a true piece of Beallsville’s past. Don’t miss this incredible opportunity to bring new life to a historic gem!

18. 2025-01-08
    historical Expired
19. 2024-10-11
    listed $55,000 Active
20. 2007-06-29
    soldstatus $35,750
21. 2007-01-15
    listed $39,900

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,350 · $113/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 ≥97°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: $14,347
• − Mortgage interest: −$3,081
• − Property taxes: −$1,350
• − Insurance: −$275
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,600
• Taxable income: $5,745
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $4,869/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — Beallsville

• Score: 63/100
• State rank: #1301
• US rank: #16013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beallsville, PA
• City population: 398
• Population (ZIP): 398

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 (92%)
• Race & ethnicity: White 92% Two or more races 6%
• Common ancestry: Serbian 13% Romanian 7% Scotch-Irish 3%
• 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: ▼ -0.74%
• Current HPI: 130.776
• 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

+37.8% since first listed

9 events — show timeline

• 2026-01-06 Listed $55,000 West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-09-29 Price Changed $55,000 West Penn MLS
• 2025-06-24 Price Changed $57,000 West Penn MLS
• 2025-02-07 Listed $59,000 West Penn MLS
• 2025-01-08 Delisted — West Penn MLS
• 2024-10-11 Listed $55,000 West Penn MLS
• 2007-06-29 Sold (MLS) $35,750 West Penn MLS
• 2007-01-15 Listed $39,900 West Penn MLS

Property tax history

+7.9%/yr

Latest (2026): $1,350 · +4.0% YoY. Source: county tax records.