2067 Brodhead Rd · South Heights, PA 15001

$123,000

2 bd · 1.0 ba · 572 sqft · SingleFamily public records · 230 Days on market

Built 1900 8,712 sqft lot $215/sqft · at area comps Est $120k · at est.

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Why this score? — see what drove the D+ 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 +16.1/30.0
• ARV discount +6.4/15.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full of charm and opportunity, this 2-bedroom, 1-bath bungalow is ready for its next chapter. The home features newer mechanics, windows, and a roof, giving you a strong foundation to build upon. With a little work and your personal touch, it could truly shine. Inside, you’ll find ample storage, a flexible layout, and walkout basement access for added convenience. Positioned near the 5-Points intersection, this property offers visibility and easy access to major roadways, shopping, and dining. Whether you’re an investor searching for your next project, a small business owner seeking a visible location, or someone looking for a home with potential in the Hopewell School District, this property presents endless possibilities.

Key facts

• Newer roof
• Newer mechanics
• Newer windows

Tags

• NEWER MECHANICS
• NEWER WINDOWS
• NEWER ROOF
• AMPLE STORAGE
• WALKOUT BASEMENT ACCESS
• OUTSTANDING VISIBILITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $63 ($755/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (7.6% below list).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.2% in South Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#368 in PA, #3,206 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• Hopewell Area SD (suburban): math 36% / reading 60% proficiency, ranked #191 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopewell El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 354 students, 35% FRL); Hopewell Jhs (math 30% / reading 59%, grade D, #194 of 512 statewide, top 39%, 622 students, 39% FRL); Hopewell Shs (math 67%, 590 students, 30% FRL).
• Market conditions: Rents rising (+2.0%/yr); 127 active listings in the ZIP; 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 $850 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $52k; list at $123k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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 1900 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (median comp): $120,021
• List price: $123,000
• Delta: 2.48%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.51×
• Total profit: $-16,991
• Equity at exit: $18,340

10-year hold

• IRR: -6.6%
• Equity multiple: 0.60×
• Total profit: $-13,934
• Equity at exit: $10,635

Cash invested: $34,440 (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 15001

• Home prices YoY: -20.8%
• Rents YoY: 2.0%
• Active inventory: 127
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $63

Break-even live

Break-even rent $1,057

Max offer price $123,000

Occupancy floor 89%

Sensitivity live

Price	-10% $133	-5% $98	+0% $63	+5% $28	+10% $-7
Rent	-10% $-27	-5% $18	+0% $63	+5% $108	+10% $153
Rate	-1.0pp $125	-0.5pp $94	base $63	+0.5pp $31	+1.0pp $-1

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $123,000 Active 230 DOM
2. 2026-06-18
   days on market $123,000 Active 227 DOM
3. 2026-06-17
   days on market $123,000 Active 226 DOM
4. 2026-06-16
   days on market $123,000 Active 225 DOM
5. 2026-06-15
   days on market $123,000 Active 224 DOM
6. 2026-06-13
   days on market $123,000 Active 222 DOM
7. 2026-06-09
   days on market $123,000 Active 218 DOM
8. 2026-06-08
   days on market $123,000 Active 217 DOM
9. 2026-06-07
   days on market $123,000 Active 216 DOM
10. 2026-06-05
    days on market $123,000 Active 213 DOM
11. 2026-06-03
    days on market $123,000 Active 212 DOM
12. 2026-06-02
    days on market $123,000 Active 211 DOM
13. 2026-06-01
    days on market $123,000 Active 210 DOM
14. 2026-05-31
    days on market $123,000 Active 209 DOM
15. 2026-04-28
    price $123,000 745-char remark

    Show marketing remark (745 chars)

    Full of charm and opportunity, this 2-bedroom, 1-bath bungalow is ready for its next chapter. The home features newer mechanics, windows, and a roof, giving you a strong foundation to build upon. With a little work and your personal touch, it could truly shine. Inside, you’ll find ample storage, a flexible layout, and walkout basement access for added convenience. Positioned near the 5-Points intersection, this property offers visibility and easy access to major roadways, shopping, and dining. Whether you’re an investor searching for your next project, a small business owner seeking a visible location, or someone looking for a home with potential in the Hopewell School District, this property presents endless possibilities.

16. 2025-11-03
    listed $125,000 Active 745-char remark

    Show marketing remark (745 chars)

    Full of charm and opportunity, this 2-bedroom, 1-bath bungalow is ready for its next chapter. The home features newer mechanics, windows, and a roof, giving you a strong foundation to build upon. With a little work and your personal touch, it could truly shine. Inside, you’ll find ample storage, a flexible layout, and walkout basement access for added convenience. Positioned near the 5-Points intersection, this property offers visibility and easy access to major roadways, shopping, and dining. Whether you’re an investor searching for your next project, a small business owner seeking a visible location, or someone looking for a home with potential in the Hopewell School District, this property presents endless possibilities.

17. 2022-04-09
    price $1,050
18. 2005-05-24
    soldstatus $52,500 162-char remark

    Show marketing remark (162 chars)

    PROPERTY IS ZONED COM. GREAT FOR SMALL BUS. IDEAL LOCATION NEXT TO FIVE POINTS LIGHT ROOM FOR ADDITIONAL PARKING IN REAR HOME WARRENTY INCLUDED OWNER WANTS OFFERS

19. 2005-02-27
    listed $69,900 162-char remark

    Show marketing remark (162 chars)

    PROPERTY IS ZONED COM. GREAT FOR SMALL BUS. IDEAL LOCATION NEXT TO FIVE POINTS LIGHT ROOM FOR ADDITIONAL PARKING IN REAR HOME WARRENTY INCLUDED OWNER WANTS OFFERS

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$138/yr (+$12/mo · 8.3%)

ⓘ 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 · 17 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: $13,642
• − Mortgage interest: −$6,890
• − Property taxes: −$1,667
• − Insurance: −$615
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,578
• Taxable loss: −$1,290
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,065/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: Hopewell Area SD
• NCES district ID: 4212030
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $59,944
• Composite: 41.98/100
• National rank: #3340
• State rank: #191 of 539 in PA

Livability — South Heights

• Score: 77/100
• State rank: #368
• US rank: #3206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaver County · 116,001 people
• City population: 31,976
• Metro: Pittsburgh, PA
• Population (ZIP): 31,976
• Household income: $70,985
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 720.0

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 (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 2% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -65.21%
• Current HPI: 247.7251
• Rent YoY: ▲ 2.05%
• 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

+76.0% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $123,000 West Penn MLS
• 2025-11-03 Listed $125,000 West Penn MLS
• 2022-04-09 Price Changed $1,050 RENT.
• 2005-05-24 Sold (MLS) $52,500 West Penn MLS
• 2005-02-27 Listed $69,900 West Penn MLS

Property tax history

+3.9%/yr

Latest (2026): $1,667 · +3.5% YoY. Source: county tax records.