1369 5th Ave · Freedom, PA 15042

$179,900

4 bd · 2.5 ba · 2,453 sqft · SingleFamily public records · 107 Days on market

Built 1900 10,018 sqft lot $73/sqft · 11% below area Est $201k · 11% under

---

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 +21.7/30.0
• ARV discount +12.3/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this stately 1900 Victorian, filled with grand room sizes, timeless architectural detail, and endless potential. From the inviting covered front porch to the spacious covered rear porch, this home blends classic character with modern livability. Inside, you’ll find 4 generous bedrooms, 2 full baths, and the convenience of a first-floor laundry. Tall ceilings, original woodwork, pocket doors, and vintage charm flow throughout. The main home also includes an addition that expands both functionality and living space, while the unfinished third-floor bonus area offers tremendous opportunity—perfect for a studio, playroom, or future suite. Some broken plaster and dated features remain, giving the next owner the chance to restore and customize this beauty to their taste. An added bonus: the property includes a second parcel with a detached 2-car garage, ideal for storage, hobbies, or extra parking. Some recent updates include roof 2021, porch, back steps, fencing 2022.

Key facts

• Covered front porch
• Pocket doors
• Tall ceilings

Tags

• COVERED FRONT PORCH
• COVERED REAR PORCH
• FIRST FLOOR LAUNDRY
• TALL CEILINGS
• ORIGINAL WOODWORK
• POCKET DOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#154 in PA, #1,281 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 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 $1k of loan paydown is wiped out by about $5k 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 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $180k implies a 119% 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 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. 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: 1.06% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (median comp): $201,361
• List price: $179,900
• Delta: -10.66%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 4th Ave	0.36mi	4/2.5	2,810 (+15%)	4mo	$199,900	$71	56
1315 Suzanne St	0.42mi	4/2.0	2,206 (-10%)	9mo	$285,000	$129	54

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,490
• Equity at exit: $26,824

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $12,787
• Equity at exit: $15,554

Cash invested: $50,372 (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 15042

• Active inventory: 38
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $277

Break-even live

Break-even rent $1,551

Max offer price $179,900

Occupancy floor 80%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $179,900 Active 107 DOM
2. 2026-06-17
   days on market $179,900 Active 106 DOM
3. 2026-06-16
   days on market $179,900 Active 105 DOM
4. 2026-06-15
   days on market $179,900 Active 104 DOM
5. 2026-06-13
   days on market $179,900 Active 102 DOM
6. 2026-06-09
   days on market $179,900 Active 98 DOM
7. 2026-06-08
   days on market $179,900 Active 97 DOM
8. 2026-06-07
   days on market $179,900 Active 96 DOM
9. 2026-06-05
   days on market $179,900 Active 93 DOM
10. 2026-06-03
    days on market $179,900 Active 92 DOM
11. 2026-06-02
    days on market $179,900 Active 91 DOM
12. 2026-06-01
    days on market $179,900 Active 90 DOM
13. 2026-05-31
    days on market $179,900 Active 89 DOM
14. 2026-04-02
    price $199,000 1012-char remark

    Show marketing remark (1012 chars)

    Step back in time with this stately 1900 Victorian, filled with grand room sizes, timeless architectural detail, and endless potential. From the inviting covered front porch to the spacious covered rear porch, this home blends classic character with modern livability. Inside, you’ll find 4 generous bedrooms, 2 full baths, and the convenience of a first-floor laundry. Tall ceilings, original woodwork, pocket doors, and vintage charm flow throughout. The main home also includes an addition that expands both functionality and living space, while the unfinished third-floor bonus area offers tremendous opportunity—perfect for a studio, playroom, or future suite. Some broken plaster and dated features remain, giving the next owner the chance to restore and customize this beauty to their taste. An added bonus: the property includes a second parcel with a detached 2-car garage, ideal for storage, hobbies, or extra parking. Some recent updates include roof 2021, porch, back steps, fencing 2022.

15. 2026-03-01
    listed $225,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    Step back in time with this stately 1900 Victorian, filled with grand room sizes, timeless architectural detail, and endless potential. From the inviting covered front porch to the spacious covered rear porch, this home blends classic character with modern livability. Inside, you’ll find 4 generous bedrooms, 2 full baths, and the convenience of a first-floor laundry. Tall ceilings, original woodwork, pocket doors, and vintage charm flow throughout. The main home also includes an addition that expands both functionality and living space, while the unfinished third-floor bonus area offers tremendous opportunity—perfect for a studio, playroom, or future suite. Some broken plaster and dated features remain, giving the next owner the chance to restore and customize this beauty to their taste. An added bonus: the property includes a second parcel with a detached 2-car garage, ideal for storage, hobbies, or extra parking. Some recent updates include roof 2021, porch, back steps, fencing 2022.

16. 1999-08-18
    soldstatus $82,300 125-char remark

    Show marketing remark (125 chars)

    UNBELIEVABLE!IMMACULAT OAK WOODWK * POCKT DOORS * BLT-IN CHINA CUP * BAY WIN * ALL NEW WIN * SIDG-1YR * NEW CARPT * FURN-4YR

17. 1999-08-18
    soldstatus $78,300

    Show marketing remark (125 chars)

    UNBELIEVABLE!IMMACULAT OAK WOODWK * POCKT DOORS * BLT-IN CHINA CUP * BAY WIN * ALL NEW WIN * SIDG-1YR * NEW CARPT * FURN-4YR

18. 1999-06-11
    listed $88,500 125-char remark

    Show marketing remark (125 chars)

    UNBELIEVABLE!IMMACULAT OAK WOODWK * POCKT DOORS * BLT-IN CHINA CUP * BAY WIN * ALL NEW WIN * SIDG-1YR * NEW CARPT * FURN-4YR

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,663 · $222/mo
• Expected delta: +$179/yr (+$15/mo · 7.2%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,821
• − Mortgage interest: −$10,077
• − Property taxes: −$2,484
• − Insurance: −$900
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$5,233
• Taxable income: $476
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $3,210/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — Freedom

• Score: 82/100
• State rank: #154
• US rank: #1281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freedom, PA
• Population (ZIP): 7,859

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 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: ▼ -156.69%
• Current HPI: 241.6334
• 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

+124.9% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $199,000 West Penn MLS
• 2026-03-01 Listed $225,000 West Penn MLS
• 1999-08-18 Sold (Public Records) $78,300 Public Records
• 1999-08-18 Sold (MLS) $82,300 West Penn MLS
• 1999-06-11 Listed $88,500 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $2,484 · +2.3% YoY. Source: county tax records.