355 Barclay Hill Rd · Brighton, PA 15009

$120,450

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 393 Days on market

Built 1954 0.30 ac lot $108/sqft · 46% below area Est $228k · 47% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.8/10.0
• Schools +5.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AUCTION-HOME CANNOT BE SHOWN - This ranch style single family home offers 3 bedrooms and 1 bathrooms with approximately 1135 square feet of living space on a 0.3 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

Key facts

• 0.3 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Beaver Area SD (suburban): math 58% / reading 80% proficiency, ranked #30 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $832 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 393 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 31y ago; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,996 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.0

CMA / ARV

• ARV (median comp): $228,077
• List price: $120,450
• Delta: -47.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Eakin Dr	0.12mi	3/2.0	1,092 (-2%)	15mo	$250,000	$229	78
3740 Tuscarawas Rd	0.29mi	3/1.0	1,100 (-2%)	13mo	$235,000	$214	69
600 Neville Rd	0.54mi	3/1.0	1,075 (-4%)	2mo	$225,000	$209	63
8 Poplar St	0.65mi	3/1.0	992 (-11%)	14mo	$112,500	$113	35

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,238
• Equity at exit: $17,959

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $9,741
• Equity at exit: $10,414

Cash invested: $33,726 (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 15009

• Active inventory: 76
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$632
• Tax from tax record: −$252 /mo · $3,022/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $191

Break-even live

Break-even rent $1,182

Max offer price $120,450

Occupancy floor 82%

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: $30,112
• Closing costs: $3,614
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Walnut St Beaver, PA	3.0	2.0	1500	$1,500	$1.00	14d	1	0.98mi

Listing history 36 events

1. 2026-06-18
   days on market $120,450 Active 393 DOM
2. 2026-06-17
   days on market $120,450 Active 392 DOM
3. 2026-06-16
   days on market $120,450 Active 391 DOM
4. 2026-06-15
   days on market $120,450 Active 390 DOM
5. 2026-06-13
   days on market $120,450 Active 388 DOM
6. 2026-06-09
   days on market $120,450 Active 384 DOM
7. 2026-06-08
   days on market $120,450 Active 383 DOM
8. 2026-06-07
   days on market $120,450 Active 382 DOM
9. 2026-06-05
   days on market $120,450 Active 379 DOM
10. 2026-06-03
    days on market $120,450 Active 378 DOM
11. 2026-06-02
    days on market $120,450 Active 377 DOM
12. 2026-06-01
    days on market $120,450 Active 376 DOM
13. 2026-05-31
    days on market $120,450 Active 375 DOM
14. 2026-04-09
    price $120,450 812-char remark

    Show marketing remark (812 chars)

    AUCTION-HOME CANNOT BE SHOWN - This ranch style single family home offers 3 bedrooms and 1 bathrooms with approximately 1135 square feet of living space on a 0.3 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

15. 2025-10-23
    price $140,250 812-char remark

    Show marketing remark (812 chars)

    AUCTION-HOME CANNOT BE SHOWN - This ranch style single family home offers 3 bedrooms and 1 bathrooms with approximately 1135 square feet of living space on a 0.3 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

16. 2025-05-21
    listed $141,900 Active 812-char remark

    Show marketing remark (812 chars)

    AUCTION-HOME CANNOT BE SHOWN - This ranch style single family home offers 3 bedrooms and 1 bathrooms with approximately 1135 square feet of living space on a 0.3 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. The seller has closing representation in this transaction. The buyer has the right to select their own title/closing company, or may use the sellers title company. The buyer is responsible for all closing costs in this transaction. In the event the buyer chooses their own title/closing company, the buyer will be responsible for additional costs for coordinating the closing that are completed by the sellers title company. It is a criminal offense to trespass on this property. NO TRESPASSING. DO NOT DISTURB ANY OCCUPANTS!

17. 2024-01-25
    historical Contingent 865-char remark

    Show marketing remark (865 chars)

    Charming three bedroom two bath Ranch in Beaver Area School District. The main floor living room and bedrooms boast hardwood flooring. The stone fireplace in the living room offers a cozy space for relaxation. Nice size kitchen with storage space. Off the kitchen offers a rear entrance with a deck overlooking the backyard. A built-in linen closet on the main floor provides ample storage. Downstairs offers additional space for storage, a family room, and a kitchenette for easy entertaining. The integral garage offers both heat and A/C providing additional possibilities. The property is on a corner lot with mature oaks complementing the front of the property while providing shade. Driveway access is located off a dead-end street. This property is conveniently located near major roadways including 376, shopping, and outdoor activities! Home needs some TLC.

18. 2024-01-15
    price $130,000 865-char remark

    Show marketing remark (865 chars)

    Charming three bedroom two bath Ranch in Beaver Area School District. The main floor living room and bedrooms boast hardwood flooring. The stone fireplace in the living room offers a cozy space for relaxation. Nice size kitchen with storage space. Off the kitchen offers a rear entrance with a deck overlooking the backyard. A built-in linen closet on the main floor provides ample storage. Downstairs offers additional space for storage, a family room, and a kitchenette for easy entertaining. The integral garage offers both heat and A/C providing additional possibilities. The property is on a corner lot with mature oaks complementing the front of the property while providing shade. Driveway access is located off a dead-end street. This property is conveniently located near major roadways including 376, shopping, and outdoor activities! Home needs some TLC.

19. 2023-12-14
    listed $159,900 Active 865-char remark

    Show marketing remark (865 chars)

    Charming three bedroom two bath Ranch in Beaver Area School District. The main floor living room and bedrooms boast hardwood flooring. The stone fireplace in the living room offers a cozy space for relaxation. Nice size kitchen with storage space. Off the kitchen offers a rear entrance with a deck overlooking the backyard. A built-in linen closet on the main floor provides ample storage. Downstairs offers additional space for storage, a family room, and a kitchenette for easy entertaining. The integral garage offers both heat and A/C providing additional possibilities. The property is on a corner lot with mature oaks complementing the front of the property while providing shade. Driveway access is located off a dead-end street. This property is conveniently located near major roadways including 376, shopping, and outdoor activities! Home needs some TLC.

20. 2022-06-13
    listed $197,900 Active
21. 2019-07-22
    status Under Contract
22. 2019-07-15
    soldstatus $147,000
23. 2019-07-12
    soldstatus $147,000 Sold
24. 2019-05-11
    historical Contingent
25. 2019-05-02
    historical Expired
26. 2019-05-01
    listed $149,900 Active
27. 2019-04-08
    price $149,900
28. 2019-03-11
    price $154,500
29. 2019-01-28
    listed $155,000 Active
30. 2008-09-23
    soldstatus $119,900
31. 2008-09-19
    soldstatus $119,900
32. 2008-06-15
    listed $119,900
33. 1995-11-14
    soldstatus $85,000
34. 1995-10-07
    soldstatus $85,000
35. 1995-09-14
    listed $86,900
36. 1971-05-01
    soldstatus $20,800

ⓘ 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: $3,022 · $252/mo
• Projected year-2 tax: $3,022 · $252/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 3/10 Moderate 7 d/yr ≥96°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: $17,091
• − Mortgage interest: −$6,747
• − Property taxes: −$3,022
• − Insurance: −$602
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,504
• Taxable income: $481
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,182/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: Beaver Area SD
• NCES district ID: 4203120
• Math proficiency: 58% ▼ -10.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $55,526
• Composite: 58.98/100
• National rank: #964
• State rank: #30 of 539 in PA

Livability — Brighton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 15,565
• Household income: $88,294
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 320.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 7% Slovak 4% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -131.45%
• Current HPI: 226.5422
• 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

+479.1% since first listed

23 events — show timeline

• 2026-04-09 Price Changed $120,450 BRIGHT MLS
• 2025-10-23 Price Changed $140,250 BRIGHT MLS
• 2025-05-21 Listed $141,900 BRIGHT MLS
• 2024-01-25 Contingent — West Penn MLS
• 2024-01-15 Price Changed $130,000 West Penn MLS
• 2023-12-14 Listed $159,900 West Penn MLS
• 2022-06-13 Listed $197,900 West Penn MLS
• 2019-07-22 Pending — West Penn MLS
• 2019-07-15 Sold (Public Records) $147,000 Public Records
• 2019-07-12 Sold (MLS) $147,000 West Penn MLS
• 2019-05-11 Contingent — West Penn MLS
• 2019-05-02 Delisted — West Penn MLS
• 2019-05-01 Listed $149,900 West Penn MLS
• 2019-04-08 Price Changed $149,900 West Penn MLS
• 2019-03-11 Price Changed $154,500 West Penn MLS
• 2019-01-28 Listed $155,000 West Penn MLS
• 2008-09-23 Sold (Public Records) $119,900 Public Records
• 2008-09-19 Sold (MLS) $119,900 West Penn MLS
• 2008-06-15 Listed $119,900 West Penn MLS
• 1995-11-14 Sold (MLS) $85,000 West Penn MLS
• 1995-10-07 Sold (Public Records) $85,000 Public Records
• 1995-09-14 Listed $86,900 West Penn MLS
• 1971-05-01 Sold (Public Records) $20,800 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,022 · +2.6% YoY. Source: county tax records.