531 Beaver Ave · Midland, PA 15059

$39,900

2 bd · 1.5 ba · 960 sqft · Townhouse public records · 97 Days on market

Built 1930 1,742 sqft lot $42/sqft · 20% below area Est $50k · 20% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable row house with so much potential! Covered front porch! Fenced-in level backyard! The first floor features a spacious living room and an updated eat-in kitchen with wooden cabinets! The upper level features two generously sized bedrooms and a full bath! Unfinished basement for additional storage! Centrally located!

Key facts

• Covered front porch
• Unfinished basement
• Centrally located

Tags

• COVERED FRONT PORCH
• FENCED-IN LEVEL BACKYARD
• UPDATED EAT-IN KITCHEN
• UNFINISHED BASEMENT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $40k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#770 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: health & safety C-, employment D+, amenities F.
• Midland Borough SD (town): math 40% / reading 65% proficiency, ranked #400 of 658 in PA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (4.3% local appreciation)).
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1930 — 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: 2.33% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.50%
• DSCR: 3.07
• GRM: 3.6

CMA / ARV

• ARV (median comp): $49,872
• List price: $39,900
• Delta: -19.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 W Midland Ave	0.57mi	2/1.0	840 (-12%)	3mo	$12,000	$14	48

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

Projected returns pro-forma

4.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.4%
• Equity multiple: 4.15×
• Total profit: $35,194
• Equity at exit: $20,903

10-year hold

• IRR: 51.9%
• Equity multiple: 8.47×
• Total profit: $83,439
• Equity at exit: $34,736

Cash invested: $11,172 (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 15059

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $928 high
• Mortgage (P&I): −$209
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $433

Break-even live

Break-even rent $380

Max offer price $39,900

Occupancy floor 48%

Sensitivity live

Price	-10% $456	-5% $444	+0% $433	+5% $422	+10% $410
Rent	-10% $360	-5% $396	+0% $433	+5% $470	+10% $506
Rate	-1.0pp $453	-0.5pp $443	base $433	+0.5pp $423	+1.0pp $412

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Midland Ave Midland, PA	2.0	1.0	800	$950	$1.19	2d	1	0.56mi
100 Midland Heights Cir Midland, PA	2.0–4.0	1.0	945	$795	$0.84	2d	9	0.73mi
16 Midland Heights Cir Unit MHH-16A Midland, PA	3.0	1.0	911	$995	$1.09	2d	1	0.76mi
13 Midland Heights Cir Unit MHH-13D Midland, PA	2.0	1.0	715	$895	$1.25	11d	1	0.81mi
22 Midland Heights Cir Unit MHH-22A Midland, PA	2.0	1.0	715	$895	$1.25	2d	1	0.83mi
07 Midland Heights Cir Unit MHH-07E Midland, PA	3.0	1.0	911	$995	$1.09	44d	1	0.85mi
23 Midland Heights Cir Unit MHH-23B Midland, PA	3.0	1.0	911	$1,050	$1.15	21d	1	0.85mi
23 Midland Heights Cir Unit MHH-23A Midland, PA	3.0	1.0	911	$1,050	$1.15	2d	1	0.85mi
5 Midland Heights Cir Unit MHH-05B Midland, PA	2.0	1.0	715	$695	$0.97	19d	1	0.87mi
5 Midland Heights Cir Unit MHH-05A Midland, PA	2.0	1.0	715	$795	$1.11	21d	1	0.87mi
03 Midland Heights Cir Unit MHH-03F Midland, PA	2.0	1.0	715	$795	$1.11	21d	1	0.87mi
38 Midland Heights Cir Unit MHH-38C Midland, PA	2.0	1.0	715	$895	$1.25	2d	1	0.90mi
66 Midland Heights Cir Unit MHH-66B Midland, PA	2.0	1.0	715	$895	$1.25	44d	1	0.95mi
51 Midland Heights Cir Unit MHH-51C Midland, PA	2.0	1.0	715	$795	$1.11	11d	1	0.95mi
50 Midland Heights Cir Unit MHH-50B Midland, PA	2.0	1.0	715	$895	$1.25	8d	1	0.97mi
58 Midland Heights Cir Unit MHH-58B Midland, PA	3.0	1.0	911	$1,050	$1.15	15d	1	0.98mi

Listing history 13 events

1. 2026-06-18
   days on market $39,900 Active 97 DOM
2. 2026-06-17
   days on market $39,900 Active 96 DOM
3. 2026-06-16
   days on market $39,900 Active 95 DOM
4. 2026-06-15
   days on market $39,900 Active 94 DOM
5. 2026-06-13
   days on market $39,900 Active 92 DOM
6. 2026-06-09
   days on market $39,900 Active 88 DOM
7. 2026-06-08
   days on market $39,900 Active 87 DOM
8. 2026-06-07
   days on market $39,900 Active 86 DOM
9. 2026-06-03
   days on market $39,900 Active 82 DOM
10. 2026-06-02
    days on market $39,900 Active 81 DOM
11. 2026-06-01
    days on market $39,900 Active 80 DOM
12. 2026-05-31
    days on market $39,900 Active 79 DOM
13. 2026-03-13
    listed $39,900 Active 324-char remark

    Show marketing remark (324 chars)

    Adorable row house with so much potential! Covered front porch! Fenced-in level backyard! The first floor features a spacious living room and an updated eat-in kitchen with wooden cabinets! The upper level features two generously sized bedrooms and a full bath! Unfinished basement for additional storage! Centrally located!

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/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 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,136
• − Mortgage interest: −$2,235
• − Property taxes: −$892
• − Insurance: −$200
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$1,161
• Taxable income: $4,867
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,027/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: Midland Borough SD
• NCES district ID: 4215270
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $28,231
• Composite: 44.65/100
• National rank: #6008
• State rank: #400 of 658 in PA

Livability — Midland

• Score: 70/100
• State rank: #770
• US rank: #7732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midland, PA
• County: Beaver County · 116,001 people
• City population: 4,070
• Metro: Pittsburgh, PA
• Population (ZIP): 4,070
• Household income: $66,231
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 43.0

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Serbian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▲ 4.29%
• Current HPI: 243.9961
• 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

• 2026-03-13 Listed $39,900 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $892 · +0.0% YoY. Source: county tax records.