626 Pittsburgh Rd · Daugherty, PA 15074

$108,000

2 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 106 Days on market

Built 1930 0.50 ac lot $68/sqft · 52% below area

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity at 626 Pittsburgh Rd. This 3 bedroom, 2 bath residence offers approximately 1,592 square feet of living space and is situated on a private 0.5 acre lot. The home includes an attached garage and is being sold strictly as is. The property is in need of a full renovation and may not qualify for certain types of financing. Buyer to perform all due diligence regarding condition, permits, zoning, and intended use. Ideal for investors or buyers seeking a renovation project with potential for value improvement. The existing layout provides a solid starting point for reconfiguration and modern updates, while the lot size and private setting add long term appeal. With the right vision and improvements, this property presents an opportunity to create equity through renovation, whether for resale or long term investment. No repairs or warranties will be provided by the seller

Key facts

• Private lot
• Create equity
• Full renovation

Tags

• PRIVATE LOT
• FULL RENOVATION
• CREATE EQUITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 36 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $747 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1930 — 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: 1.33% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 6.2

CMA / ARV

• ARV (median comp): $223,974
• List price: $108,000
• Delta: -51.78%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
354 Route 68	0.28mi	3/1.5 (+1)	1,432 (-10%)	15mo	$208,000	$145	51

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,427
• Equity at exit: $16,103

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $25,838
• Equity at exit: $9,338

Cash invested: $30,240 (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 15074

• Active inventory: 36
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$231 /mo · $2,769/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $296

Break-even live

Break-even rent $1,066

Max offer price $108,000

Occupancy floor 74%

Sensitivity live

Price	-10% $357	-5% $326	+0% $296	+5% $265	+10% $235
Rent	-10% $182	-5% $239	+0% $296	+5% $353	+10% $410
Rate	-1.0pp $350	-0.5pp $323	base $296	+0.5pp $268	+1.0pp $239

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
169 Route 68 Rochester, PA	3.0	1.5	1500	$1,600	$1.07	24d	1	0.82mi
743 Wolf Ave Rochester, PA	3.0	1.0	1500	$1,375	$0.92	44d	1	1.04mi
467 Reno St Rochester, PA	3.0	1.0	1092	$1,200	$1.10	2d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $108,000 Active 106 DOM
2. 2026-06-17
   days on market $108,000 Active 105 DOM
3. 2026-06-16
   days on market $108,000 Active 104 DOM
4. 2026-06-15
   days on market $108,000 Active 103 DOM
5. 2026-06-13
   days on market $108,000 Active 101 DOM
6. 2026-06-13
   days on market $108,000 Active 100 DOM
7. 2026-06-09
   days on market $108,000 Active 97 DOM
8. 2026-06-08
   days on market $108,000 Active 96 DOM
9. 2026-06-07
   days on market $108,000 Active 95 DOM
10. 2026-06-03
    days on market $108,000 Active 91 DOM
11. 2026-06-02
    days on market $108,000 Active 90 DOM
12. 2026-06-01
    days on market $108,000 Active 89 DOM
13. 2026-05-31
    days on market $108,000 Active 88 DOM
14. 2026-04-24
    price $110,000 897-char remark

    Show marketing remark (897 chars)

    Investor opportunity at 626 Pittsburgh Rd. This 3 bedroom, 2 bath residence offers approximately 1,592 square feet of living space and is situated on a private 0.5 acre lot. The home includes an attached garage and is being sold strictly as is. The property is in need of a full renovation and may not qualify for certain types of financing. Buyer to perform all due diligence regarding condition, permits, zoning, and intended use. Ideal for investors or buyers seeking a renovation project with potential for value improvement. The existing layout provides a solid starting point for reconfiguration and modern updates, while the lot size and private setting add long term appeal. With the right vision and improvements, this property presents an opportunity to create equity through renovation, whether for resale or long term investment. No repairs or warranties will be provided by the seller

15. 2026-04-06
    price $115,000 897-char remark

    Show marketing remark (897 chars)

    Investor opportunity at 626 Pittsburgh Rd. This 3 bedroom, 2 bath residence offers approximately 1,592 square feet of living space and is situated on a private 0.5 acre lot. The home includes an attached garage and is being sold strictly as is. The property is in need of a full renovation and may not qualify for certain types of financing. Buyer to perform all due diligence regarding condition, permits, zoning, and intended use. Ideal for investors or buyers seeking a renovation project with potential for value improvement. The existing layout provides a solid starting point for reconfiguration and modern updates, while the lot size and private setting add long term appeal. With the right vision and improvements, this property presents an opportunity to create equity through renovation, whether for resale or long term investment. No repairs or warranties will be provided by the seller

16. 2026-03-20
    price $119,900 897-char remark

    Show marketing remark (897 chars)

    Investor opportunity at 626 Pittsburgh Rd. This 3 bedroom, 2 bath residence offers approximately 1,592 square feet of living space and is situated on a private 0.5 acre lot. The home includes an attached garage and is being sold strictly as is. The property is in need of a full renovation and may not qualify for certain types of financing. Buyer to perform all due diligence regarding condition, permits, zoning, and intended use. Ideal for investors or buyers seeking a renovation project with potential for value improvement. The existing layout provides a solid starting point for reconfiguration and modern updates, while the lot size and private setting add long term appeal. With the right vision and improvements, this property presents an opportunity to create equity through renovation, whether for resale or long term investment. No repairs or warranties will be provided by the seller

17. 2026-03-04
    listed $130,000 Active 897-char remark

    Show marketing remark (897 chars)

    Investor opportunity at 626 Pittsburgh Rd. This 3 bedroom, 2 bath residence offers approximately 1,592 square feet of living space and is situated on a private 0.5 acre lot. The home includes an attached garage and is being sold strictly as is. The property is in need of a full renovation and may not qualify for certain types of financing. Buyer to perform all due diligence regarding condition, permits, zoning, and intended use. Ideal for investors or buyers seeking a renovation project with potential for value improvement. The existing layout provides a solid starting point for reconfiguration and modern updates, while the lot size and private setting add long term appeal. With the right vision and improvements, this property presents an opportunity to create equity through renovation, whether for resale or long term investment. No repairs or warranties will be provided by the seller

18. 2014-11-02
    listed $45,000 237-char remark

    Show marketing remark (237 chars)

    New Furnace, Hot water tank & garage door with opener, 2nd floor could be 1 bedroom apartment, finished basement could be bedroom, spacious eat-in kitchen with lots of cabinets, Nice front porch, Lots of potential, Home needs Work.

ⓘ 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: $2,769 · $231/mo
• Projected year-2 tax: $2,769 · $231/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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,286
• − Mortgage interest: −$6,050
• − Property taxes: −$2,769
• − Insurance: −$540
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$3,142
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $3,066/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 — Daugherty

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,543

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6%
• Common ancestry: Romanian 4% Slovak 2% Serbian 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 3% French/Haitian/Cajun 1%

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: ▼ -92.06%
• Current HPI: 166.4711
• 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

+144.4% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $110,000 West Penn MLS
• 2026-04-06 Price Changed $115,000 West Penn MLS
• 2026-03-20 Price Changed $119,900 West Penn MLS
• 2026-03-04 Listed $130,000 West Penn MLS
• 2014-11-02 Listed $45,000 West Penn MLS

Property tax history

+2.7%/yr

Latest (2026): $2,769 · +4.1% YoY. Source: county tax records.