161 W Beechwood Rd · Bessemer, PA 16112

$85,000

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 62 Days on market

Built 1945 2.00 ac lot $75/sqft · 28% below area Est $118k · 28% under ↓ 23% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.7/10.0
• Appreciation +5.7/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A Home Showcased With "CARE" In Need Of Tender Loving Care!! Situated on 2 tree-bordered acres backing to the Mahoning Sportsmen’s Club property, this charming Craftsman bungalow offers real promise for the right buyer. A large 3-car detached garage with a newer metal roof adds immediate value, while the home itself is ready for improvement. Inside, the living and dining areas are surprisingly open and filled with natural light, flowing into a kitchen anchored by oak cabinetry. Three bedrooms and a full bath complete the main living space. Because of its current condition, this property is best suited for a cash buyer or renovation loan (20% down).

Key facts

• Oak cabinetry
• Natural light
• Tree-bordered acres

Tags

• TREE-BORDERED ACRES
• DETACHED GARAGE
• NEWER METAL ROOF
• OPEN LIVING AND DINING AREAS
• NATURAL LIGHT
• OAK CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#718 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Mohawk Area SD (rural): math 41% / reading 62% proficiency, ranked #159 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $1k appreciation (1.4% local appreciation)).
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.17% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (median comp): $117,547
• List price: $85,000
• Delta: -27.69%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Field St	0.17mi	3/1.0 (+1)	1,182 (+4%)	7mo	$165,000	$140	76
9 Field St	0.25mi	3/1.0 (+1)	1,240 (+9%)	23mo	$175,000	$141	50

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

Projected returns pro-forma

1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.63×
• Total profit: $15,043
• Equity at exit: $30,981

10-year hold

• IRR: 15.4%
• Equity multiple: 2.95×
• Total profit: $46,390
• Equity at exit: $42,734

Cash invested: $23,800 (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 16112

• Home prices YoY: 0.9%
• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $182

Break-even live

Break-even rent $762

Max offer price $85,000

Occupancy floor 77%

Sensitivity live

Price	-10% $230	-5% $206	+0% $182	+5% $158	+10% $134
Rent	-10% $104	-5% $143	+0% $182	+5% $221	+10% $260
Rate	-1.0pp $225	-0.5pp $204	base $182	+0.5pp $160	+1.0pp $137

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 62 DOM
2. 2026-06-19
   days on market $85,000 Active 60 DOM
3. 2026-06-18
   days on market $85,000 Active 59 DOM
4. 2026-06-17
   days on market $85,000 Active 58 DOM
5. 2026-06-16
   days on market $85,000 Active 57 DOM
6. 2026-06-15
   days on market $85,000 Active 56 DOM
7. 2026-06-14
   days on market $85,000 Active 54 DOM
8. 2026-06-12
   days on market $85,000 Active 53 DOM
9. 2026-06-09
   days on market $85,000 Active 50 DOM
10. 2026-06-08
    days on market $85,000 Active 49 DOM
11. 2026-06-07
    days on market $85,000 Active 48 DOM
12. 2026-06-05
    days on market $85,000 Active 45 DOM
13. 2026-06-02
    days on market $85,000 Active 43 DOM
14. 2026-06-01
    days on market $85,000 Active 42 DOM
15. 2026-05-31
    days on market $85,000 Active 41 DOM
16. 2026-05-30
    days on market $85,000 Active 40 DOM
17. 2026-05-11
    price $85,000 675-char remark

    Show marketing remark (675 chars)

    A Home Showcased With "CARE" In Need Of Tender Loving Care!! Situated on 2 tree-bordered acres backing to the Mahoning Sportsmen’s Club property, this charming Craftsman bungalow offers real promise for the right buyer. A large 3-car detached garage with a newer metal roof adds immediate value, while the home itself is ready for improvement. Inside, the living and dining areas are surprisingly open and filled with natural light, flowing into a kitchen anchored by oak cabinetry. Three bedrooms and a full bath complete the main living space. Because of its current condition, this property is best suited for a cash buyer or renovation loan (20% down).

18. 2026-04-17
    listed $99,900 Active 675-char remark

    Show marketing remark (675 chars)

    A Home Showcased With "CARE" In Need Of Tender Loving Care!! Situated on 2 tree-bordered acres backing to the Mahoning Sportsmen’s Club property, this charming Craftsman bungalow offers real promise for the right buyer. A large 3-car detached garage with a newer metal roof adds immediate value, while the home itself is ready for improvement. Inside, the living and dining areas are surprisingly open and filled with natural light, flowing into a kitchen anchored by oak cabinetry. Three bedrooms and a full bath complete the main living space. Because of its current condition, this property is best suited for a cash buyer or renovation loan (20% down).

19. 2026-04-01
    historical Expired 294-char remark

    Show marketing remark (294 chars)

    A home Showcased With "CARE" In Need Of Tender Loving Care! Are you looking for a winter project? Here’s your chance to take the Craftsman charm, the acreage, and the quiet setting to make it fully your own! Make no mistake, this is quite the PROJECT and is being Sold AS-IS!

20. 2025-11-17
    price $99,900 294-char remark

    Show marketing remark (294 chars)

    A home Showcased With "CARE" In Need Of Tender Loving Care! Are you looking for a winter project? Here’s your chance to take the Craftsman charm, the acreage, and the quiet setting to make it fully your own! Make no mistake, this is quite the PROJECT and is being Sold AS-IS!

21. 2025-10-01
    listed $109,900 Active 294-char remark

    Show marketing remark (294 chars)

    A home Showcased With "CARE" In Need Of Tender Loving Care! Are you looking for a winter project? Here’s your chance to take the Craftsman charm, the acreage, and the quiet setting to make it fully your own! Make no mistake, this is quite the PROJECT and is being Sold AS-IS!

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,907
• − Mortgage interest: −$4,761
• − Property taxes: −$1,450
• − Insurance: −$425
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,473
• Taxable income: $893
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $1,968/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: Mohawk Area SD
• NCES district ID: 4215540
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $49,801
• Composite: 43.93/100
• National rank: #2908
• State rank: #159 of 539 in PA

Livability — Bessemer

• Score: 71/100
• State rank: #718
• US rank: #7127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,431

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Romanian 5% Slovak 3% Serbian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.44%
• Current HPI: 155.7777
• 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

-22.7% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $85,000 West Penn MLS
• 2026-04-17 Listed $99,900 West Penn MLS
• 2026-04-01 Delisted — West Penn MLS
• 2025-11-17 Price Changed $99,900 West Penn MLS
• 2025-10-01 Listed $109,900 West Penn MLS

Property tax history

+1.3%/yr

Latest (2025): $1,450 · +0.0% YoY. Source: county tax records.