569 13th Ave · New Brighton, PA 15066

$75,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 23 Days on market

Built 1890 6,098 sqft lot Est $143k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move in ready home has three spacious bedrooms and an additional space upstairs that would be perfect for a play room or common area. Located on a one way street in the charm of downtown New Brighton, this property offers comfort and convenience.

Key facts

• Firepit area
• Mudroom area
• Wall of windows

Tags

• MUDROOM AREA
• WALL OF WINDOWS
• SPACIOUS TIERED BACKYARD
• FIREPIT AREA

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Lot dimensions approximately 74x100x83x44; Lot area about 0.14 acres

Interior

• Kitchen: Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Bedroom 2 on the main level (14x13); Bedroom 3 on the upper level (11x11); Bonus room (loft) on the upper level
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Decorative fireplace; Interior entry basement; Basement storage space; Total of 9 rooms
• Laundry & utility: Main-level laundry room (8x7)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#153 in PA, #1,275 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• New Brighton Area SD (suburban): math 17% / reading 37% proficiency, ranked #458 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $9k; list at $75k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 1.81% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.35%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $142,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 3rd St	0.24mi	3/1.0	1,344 (-1%)	2mo	$169,900	$126	85
912 Penn Ave	0.37mi	3/1.5	1,320 (-3%)	3mo	$63,000	$48	73
722 6th Ave	0.33mi	3/1.0	1,446 (+6%)	1mo	$105,000	$73	73
715 5th St	0.23mi	2/2.0 (-1)	1,292 (-5%)	1mo	$175,111	$136	71
210 N 16th Ave	0.40mi	2/2.0 (-1)	1,377 (+1%)	0mo	$200,000	$145	70
508 6th Ave	0.30mi	3/1.0	1,232 (-9%)	2mo	$143,000	$116	68
1011 5th St	0.19mi	3/2.0	1,533 (+13%)	2mo	$132,000	$86	64
906 11th St	0.48mi	3/2.5	1,396 (+3%)	4mo	$194,000	$139	64
725 11th Ave	0.18mi	2/1.0 (-1)	1,184 (-13%)	3mo	$55,000	$46	62
1556 2nd St	0.24mi	2/1.0 (-1)	1,192 (-12%)	4mo	$125,000	$105	60
317 19th Ave	0.32mi	3/1.5	1,542 (+13%)	3mo	$125,000	$81	59
498 Blockhouse Run Rd	0.40mi	3/1.0	1,536 (+13%)	2mo	$119,000	$77	58

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: 23.8%
• Equity multiple: 1.98×
• Total profit: $20,605
• Equity at exit: $11,183

10-year hold

• IRR: 31.7%
• Equity multiple: 3.87×
• Total profit: $60,246
• Equity at exit: $6,485

Cash invested: $21,000 (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 15066

• Home prices YoY: -26.8%
• Active inventory: 42
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$393
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $514

Break-even live

Break-even rent $705

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	14d	1	0.18mi
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	17d	1	0.36mi
1620 6th Ave New Brighton, PA	2.0	1.0	1260	$975	$0.77	43d	1	1.05mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	1d	1	1.06mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	1d	1	1.17mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.27mi
1909 5th Ave New Brighton, PA	2.0–3.0	1.0–2.0	807	$1,523	$1.89	1d	3	1.27mi

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 23 DOM
2. 2026-06-17
   days on market $75,000 Active 22 DOM
3. 2026-06-16
   days on market $75,000 Active 21 DOM
4. 2026-06-15
   days on market $75,000 Active 20 DOM
5. 2026-06-13
   days on market $75,000 Active 18 DOM
6. 2026-06-13
   days on market $75,000 Active 17 DOM
7. 2026-06-09
   days on market $75,000 Active 14 DOM
8. 2026-06-08
   days on market $75,000 Active 13 DOM
9. 2026-06-07
   days on market $75,000 Active 12 DOM
10. 2026-06-03
    days on market $75,000 Active 8 DOM
11. 2026-06-02
    days on market $75,000 Active 7 DOM
12. 2026-06-01
    days on market $75,000 Active 6 DOM
13. 2026-05-31
    days on market $75,000 Active 5 DOM
14. 2026-05-25
    listed $75,000 Active
15. 2024-08-03
    price $65,000 251-char remark

    Show marketing remark (251 chars)

    This move in ready home has three spacious bedrooms and an additional space upstairs that would be perfect for a play room or common area. Located on a one way street in the charm of downtown New Brighton, this property offers comfort and convenience.

16. 2024-07-11
    listed $80,000 Active 251-char remark

    Show marketing remark (251 chars)

    This move in ready home has three spacious bedrooms and an additional space upstairs that would be perfect for a play room or common area. Located on a one way street in the charm of downtown New Brighton, this property offers comfort and convenience.

17. 2024-04-13
    historical Expired 463-char remark

    Show marketing remark (463 chars)

    Discover a gem in New Brighton, PA - a well-maintained 3-bedroom, 1-bath home. Great rental opportunity for an investor or for someone looking to move in with immediate equity. Whether you're a first-time homebuyer seeking a move-in ready dwelling or an investor looking for a promising rental opportunity, this property meets all your needs. Enjoy the peace of mind that comes with investing in a home that's in good condition and poised for immediate occupancy.

18. 2024-04-01
    price $73,770 463-char remark

    Show marketing remark (463 chars)

    Discover a gem in New Brighton, PA - a well-maintained 3-bedroom, 1-bath home. Great rental opportunity for an investor or for someone looking to move in with immediate equity. Whether you're a first-time homebuyer seeking a move-in ready dwelling or an investor looking for a promising rental opportunity, this property meets all your needs. Enjoy the peace of mind that comes with investing in a home that's in good condition and poised for immediate occupancy.

19. 2024-03-28
    price $75,900 463-char remark

    Show marketing remark (463 chars)

    Discover a gem in New Brighton, PA - a well-maintained 3-bedroom, 1-bath home. Great rental opportunity for an investor or for someone looking to move in with immediate equity. Whether you're a first-time homebuyer seeking a move-in ready dwelling or an investor looking for a promising rental opportunity, this property meets all your needs. Enjoy the peace of mind that comes with investing in a home that's in good condition and poised for immediate occupancy.

20. 2024-03-23
    price $79,000 463-char remark

    Show marketing remark (463 chars)

    Discover a gem in New Brighton, PA - a well-maintained 3-bedroom, 1-bath home. Great rental opportunity for an investor or for someone looking to move in with immediate equity. Whether you're a first-time homebuyer seeking a move-in ready dwelling or an investor looking for a promising rental opportunity, this property meets all your needs. Enjoy the peace of mind that comes with investing in a home that's in good condition and poised for immediate occupancy.

21. 2024-03-21
    price $82,500 463-char remark

    Show marketing remark (463 chars)

    Discover a gem in New Brighton, PA - a well-maintained 3-bedroom, 1-bath home. Great rental opportunity for an investor or for someone looking to move in with immediate equity. Whether you're a first-time homebuyer seeking a move-in ready dwelling or an investor looking for a promising rental opportunity, this property meets all your needs. Enjoy the peace of mind that comes with investing in a home that's in good condition and poised for immediate occupancy.

22. 2024-03-18
    price $85,000 463-char remark

    Show marketing remark (463 chars)

    Discover a gem in New Brighton, PA - a well-maintained 3-bedroom, 1-bath home. Great rental opportunity for an investor or for someone looking to move in with immediate equity. Whether you're a first-time homebuyer seeking a move-in ready dwelling or an investor looking for a promising rental opportunity, this property meets all your needs. Enjoy the peace of mind that comes with investing in a home that's in good condition and poised for immediate occupancy.

23. 2024-03-12
    listed $95,000 Active 463-char remark

    Show marketing remark (463 chars)

    Discover a gem in New Brighton, PA - a well-maintained 3-bedroom, 1-bath home. Great rental opportunity for an investor or for someone looking to move in with immediate equity. Whether you're a first-time homebuyer seeking a move-in ready dwelling or an investor looking for a promising rental opportunity, this property meets all your needs. Enjoy the peace of mind that comes with investing in a home that's in good condition and poised for immediate occupancy.

24. 1977-04-01
    soldstatus $9,000

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,262
• − Mortgage interest: −$4,201
• − Property taxes: −$1,588
• − Insurance: −$375
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,182
• Taxable income: $5,313
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $4,888/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: New Brighton Area SD
• NCES district ID: 4216530
• Math proficiency: 17% ▼ -17.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $41,579
• Composite: 22.83/100
• National rank: #8014
• State rank: #458 of 539 in PA

Livability — New Brighton

• Score: 82/100
• State rank: #153
• US rank: #1275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brighton, PA
• County: Beaver County · 116,001 people
• City population: 12,048
• Metro: Pittsburgh, PA
• Population (ZIP): 12,048
• Household income: $63,836
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 187.0

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.49%
• Current HPI: 184.7104
• 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

+733.3% since first listed

11 events — show timeline

• 2026-05-25 Listed $75,000 West Penn MLS
• 2024-08-03 Price Changed $65,000 West Penn MLS
• 2024-07-11 Listed $80,000 West Penn MLS
• 2024-04-13 Delisted — West Penn MLS
• 2024-04-01 Price Changed $73,770 West Penn MLS
• 2024-03-28 Price Changed $75,900 West Penn MLS
• 2024-03-23 Price Changed $79,000 West Penn MLS
• 2024-03-21 Price Changed $82,500 West Penn MLS
• 2024-03-18 Price Changed $85,000 West Penn MLS
• 2024-03-12 Listed $95,000 West Penn MLS
• 1977-04-01 Sold (Public Records) $9,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,588 · +4.7% YoY. Source: county tax records.