984 Maiden St · Beallsville, PA 15360

$80,000

3 bd · 1.0 ba · 1,440 sqft · Other · 20 Days on market

Built 1798 Poor condition

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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 +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0

Listing remarks

AN ORIGINAL LOG HOME BUILT IN 1798 IS READY FOR THE NEXT PIONEER! THIS 3 BEDROOM 1 BATH LOG HOME, WILL TAKE YOU BACK IN HISTORY. THE POWERFUL DISPLAY OF FLOOR TO CEILING STONE FIREPLACES THAT WERE BUILT BY HAND BACK IN THE DAY STILL SHOW LIKE NEW. THE NEW METAL ROOF MAKES A GREAT NEW ADDITION TO THIS HOME. LAUNDRY, FURNACE, AND AMPLE STORAGE IN THE FULL BASEMENT. THE UPPER LEVEL BOASTS 3 BEDROOMS WHICH ARE VERY SPACIOUS. 1ST FLOOR HAS FULL BATH W SHOWER. ENJOY EATING FAMILY DINNERS IN THE OVER-SIZED DINING ROOM ALONG SIDE OF AN AWESOME FIREPLACE WITH PLENTY OF ROOM FOR ALL YOUR GUESTS. THE LIVING ROOM IS OPEN TO THE REST OF THE FIRST FLOOR AND HAS PLENTY OF ROOM. AN OFFICE CAN EASILY BE SET

Key facts

• New metal roof
• Private lot
• Full basement

Tags

• LOG HOME
• NEW METAL ROOF
• FULL BASEMENT
• OVER-SIZED DINING ROOM
• OPEN KITCHEN
• PRIVATE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% 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: 6 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1798 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1798 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.62% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.09%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.77×
• Total profit: $39,662
• Equity at exit: $36,163

10-year hold

• IRR: 31.6%
• Equity multiple: 5.43×
• Total profit: $99,211
• Equity at exit: $55,881

Cash invested: $22,400 (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 15360

• Home prices YoY: 1.9%
• Active inventory: 6
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $468

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $80,000 Active 20 DOM
2. 2026-06-17
   days on market $80,000 Active 19 DOM
3. 2026-06-16
   days on market $80,000 Active 18 DOM
4. 2026-06-15
   days on market $80,000 Active 17 DOM
5. 2026-06-13
   days on market $80,000 Active 15 DOM
6. 2026-06-09
   days on market $80,000 Active 11 DOM
7. 2026-06-08
   days on market $80,000 Active 10 DOM
8. 2026-06-07
   days on market $80,000 Active 9 DOM
9. 2026-06-03
   days on market $80,000 Active 5 DOM
10. 2026-06-02
    days on market $80,000 Active 4 DOM
11. 2026-06-01
    days on market $80,000 Active 3 DOM
12. 2026-05-31
    days on market $80,000 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $15,511
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,327
• Taxable income: $4,621
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $4,510/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This log home, originally built in 1798, requires extensive repairs and updates to its exterior, roof, flooring, and HVAC system. Significant investment is needed to bring it up to modern standards and improve its resale and rental value.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major roof — Signs of wear and potential leaks
• Major flooring — Worn and possibly damaged
• Major HVAC system — No recent maintenance visible

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and functionality
• Both flooring replacement — Enhances living space and safety
• Both HVAC system upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
roof · Signs of wear and potential leaks	Major	$15,000–50,000
flooring · Worn and possibly damaged	Major	$15,000–50,000
HVAC system · No recent maintenance visible	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and functionality ↑
• Both flooring replacement — Enhances living space and safety ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 1,541

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 6% Scotch-Irish 4%
• Foreign-born: 0%

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: ▲ 3.04%
• Current HPI: 164.2939
• 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

1 event — show timeline

• 2026-05-30 Listed $80,000 FSBO.com