1108 Big Sewickley Creek Rd · Economy, PA 15143

$110,000

1 bd · 1.0 ba · 1,064 sqft · SingleFamily · 6 Days on market

Built 1946 Good condition 1.16 ac lot

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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
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This bungalow-style home offers a rare combination of natural beauty and opportunity. The standout feature is the stunning crystal-clear creek running along the rear of the generous lot — a truly peaceful backdrop you'll never tire of. Expansive green lawns, mature trees, and a covered front deck create inviting outdoor spaces. Inside, the home offers a practical layout with a welcoming entryway, a cozy living room, a separate den/media room, and a spacious eat-in kitchen with gas cooking and backyard views. The primary bedroom is a quiet retreat, and the bathroom has already been tastefully updated with a walk-in glass shower and modern finishes. The full basement adds laundry, mecha

Key facts

• Covered front deck
• Crystal-clear creek
• Mature trees

Tags

• CRYSTAL-CLEAR CREEK
• EXPANSIVE GREEN LAWNS
• MATURE TREES
• COVERED FRONT DECK
• SEPARATE DEN/MEDIA ROOM
• SPACIOUS EAT-IN KITCHEN

Property features AI

Exterior

• Utilities: Public sewer; Well water
• Home design: Single-story frame home; Resale property
• Construction: Frame construction
• Exterior features: Waterfront property with water access; Lot dimensions approximately 242 x 159 x 250 x 121

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full, walk-up basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.3% vs local median 2.3% in Economy — 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 69/100 on livability (#855 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Ambridge Area SD (suburban): math 23% / reading 48% proficiency, ranked #408 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 137 active listings in the ZIP; high-income renter base; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 15% of the median local income ($133k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.50% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-11,978
• Equity at exit: $16,401

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,047
• Equity at exit: $9,511

Cash invested: $30,800 (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 15143

• Active inventory: 137
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $87

Break-even live

Break-even rent $1,545

Max offer price $110,000

Occupancy floor 90%

Sensitivity live

Price	-10% $163	-5% $125	+0% $87	+5% $49	+10% $11
Rent	-10% $-44	-5% $22	+0% $87	+5% $152	+10% $218
Rate	-1.0pp $142	-0.5pp $115	base $87	+0.5pp $58	+1.0pp $29

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 6 DOM
2. 2026-06-17
   days on market $110,000 Active 5 DOM
3. 2026-06-16
   days on market $110,000 Active 4 DOM
4. 2026-06-15
   days on market $110,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $110,000 Active 1 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,862
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$6,075
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,200
• Taxable loss: −$403
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $1,140/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 · 13 photos

Good 75/100 Cosmetic rehab

This bungalow-style home offers a good condition with a good curb appeal and a practical layout. It has minor repairs and maintenance needs, making it a good candidate for cosmetic upgrades to enhance its resale and rental value.

Repairs flagged

• Minor Exterior siding — Some discoloration noted.
• Minor Landscaping — Some areas of the lawn need trimming.
• Minor Interior paint — Some areas of the paint appear slightly faded.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal.
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value.
• Resale Interior paint touch-ups — Fresh paint can make the interior look more inviting and modern.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Some discoloration noted.	Minor	$500–3,000
Landscaping · Some areas of the lawn need trimming.	Minor	$500–3,000
Interior paint · Some areas of the paint appear slightly faded.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal. ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase both resale and rental value. ↑
• Resale Interior paint touch-ups — Fresh paint can make the interior look more inviting and modern. ↑

ⓘ 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: Ambridge Area SD
• NCES district ID: 4202440
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $49,514
• Composite: 30.62/100
• National rank: #6190
• State rank: #408 of 539 in PA

Livability — Economy

• Score: 69/100
• State rank: #855
• US rank: #8973

Category grades

Amenities F Commute F 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

• Census place: Economy, PA
• County: Allegheny County · 1,022,028 people
• City population: 9,574
• Metro: Pittsburgh, PA
• Population (ZIP): 21,851
• Household income: $132,674
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 408.0

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 (83%)
• Race & ethnicity: White 83% Asian 8% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 2% Italian 2%
• Foreign-born: 8% · China, Canada
• Languages at home: 90% English-only · Other Asian/Pacific 3% Other Indo-European 3% Chinese 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: ▼ -209.16%
• Current HPI: 262.7986
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-06 Listed $110,000 West Penn MLS