615 2nd St E · Bellwood, PA 16617

$159,900

3 bd · 1.0 ba · 1,616 sqft · SingleFamily · 190 Days on market

Built 1906 6,098 sqft lot $99/sqft · at area comps Est $161k · 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 +11.4/30.0
• ARV discount +7.7/15.0
• Appreciation +4.8/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodeled home featuring a spacious kitchen with extensive cabinetry and generous counter space, a convenient first-floor laundry/mud room, and a large dining room with sliders that lead to a fenced yard. The property also offers a large new bathroom, a comfortable living room, and an additional bonus area for flexible use. Great flat, fenced yard space with 2 sheds. Very nice covered porch space and off-street parking with a carport. Don't wait!

Key facts

• Fenced yard
• Spacious kitchen
• Bonus area

Tags

• SPACIOUS KITCHEN
• FIRST-FLOOR LAUNDRY
• FENCED YARD
• LARGE NEW BATHROOM
• COMFORTABLE LIVING ROOM
• BONUS AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-56 ($-674/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.4% below list).
• Recommended offer: $122k (23.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#737 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Bellwood-Antis SD (suburban): math 36% / reading 58% proficiency, ranked #224 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $557 of equity ($1k loan paydown + $-549 appreciation (-0.3% local appreciation)).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $8k; list at $160k implies a 1924% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,458 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $160,765
• List price: $159,900
• Delta: -0.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 East 4th St	0.10mi	3/1.0	1,494 (-8%)	11mo	$150,000	$100	74
710 N 5th St	0.40mi	3/1.0	1,620 (+0%)	12mo	$231,000	$143	71
620 N 5th St	0.39mi	3/1.5	1,604 (-1%)	17mo	$270,000	$168	64
411 N 1st	0.26mi	3/2.0	1,600 (-1%)	23mo	$130,000	$81	63
339 South 2nd St	0.29mi	3/1.5	1,435 (-11%)	12mo	$215,000	$150	56
1504 W Logan St	0.55mi	3/2.0	1,796 (+11%)	6mo	$237,000	$132	47
613 N 10th St	0.67mi	2/1.5 (-1)	1,530 (-5%)	8mo	$160,000	$105	46

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

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.76×
• Total profit: $-10,848
• Equity at exit: $43,703

10-year hold

• IRR: 0.9%
• Equity multiple: 1.09×
• Total profit: $3,947
• Equity at exit: $50,403

Cash invested: $44,772 (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 16617

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-56

Break-even live

Break-even rent $1,296

Max offer price $149,983

Occupancy floor 100%

Sensitivity live

Price	-10% $34	-5% $-11	+0% $-56	+5% $-101	+10% $-147
Rent	-10% $-153	-5% $-105	+0% $-56	+5% $-8	+10% $41
Rate	-1.0pp $24	-0.5pp $-15	base $-56	+0.5pp $-98	+1.0pp $-140

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $159,900 Active 190 DOM
2. 2026-06-18
   days on market $159,900 Active 189 DOM
3. 2026-06-17
   days on market $159,900 Active 188 DOM
4. 2026-06-16
   days on market $159,900 Active 187 DOM
5. 2026-06-15
   days on market $159,900 Active 186 DOM
6. 2026-06-14
   days on market $159,900 Active 184 DOM
7. 2026-06-13
   days on market $159,900 Active 183 DOM
8. 2026-06-10
   days on market $159,900 Active 181 DOM
9. 2026-06-09
   days on market $159,900 Active 180 DOM
10. 2026-06-08
    days on market $159,900 Active 179 DOM
11. 2026-06-07
    days on market $159,900 Active 178 DOM
12. 2026-06-02
    days on market $159,900 Active 173 DOM
13. 2026-06-01
    days on market $159,900 Active 172 DOM
14. 2026-05-31
    days on market $159,900 Active 171 DOM
15. 2026-05-30
    days on market $159,900 Active 170 DOM
16. 2026-02-25
    price $159,900 450-char remark

    Show marketing remark (450 chars)

    Remodeled home featuring a spacious kitchen with extensive cabinetry and generous counter space, a convenient first-floor laundry/mud room, and a large dining room with sliders that lead to a fenced yard. The property also offers a large new bathroom, a comfortable living room, and an additional bonus area for flexible use. Great flat, fenced yard space with 2 sheds. Very nice covered porch space and off-street parking with a carport. Don't wait!

17. 2026-02-25
    price $159,900 450-char remark

    Show marketing remark (450 chars)

    Remodeled home featuring a spacious kitchen with extensive cabinetry and generous counter space, a convenient first-floor laundry/mud room, and a large dining room with sliders that lead to a fenced yard. The property also offers a large new bathroom, a comfortable living room, and an additional bonus area for flexible use. Great flat, fenced yard space with 2 sheds. Very nice covered porch space and off-street parking with a carport. Don't wait!

18. 2025-12-11
    listed $168,200 Active 450-char remark

    Show marketing remark (450 chars)

    Remodeled home featuring a spacious kitchen with extensive cabinetry and generous counter space, a convenient first-floor laundry/mud room, and a large dining room with sliders that lead to a fenced yard. The property also offers a large new bathroom, a comfortable living room, and an additional bonus area for flexible use. Great flat, fenced yard space with 2 sheds. Very nice covered porch space and off-street parking with a carport. Don't wait!

19. 2025-12-10
    listed $168,200 Active 450-char remark

    Show marketing remark (450 chars)

    Remodeled home featuring a spacious kitchen with extensive cabinetry and generous counter space, a convenient first-floor laundry/mud room, and a large dining room with sliders that lead to a fenced yard. The property also offers a large new bathroom, a comfortable living room, and an additional bonus area for flexible use. Great flat, fenced yard space with 2 sheds. Very nice covered porch space and off-street parking with a carport. Don't wait!

20. 1986-10-01
    soldstatus $7,900

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,974 · $164/mo
• Expected delta: +$553/yr (+$46/mo · 38.9%)

ⓘ 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 ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,695
• − Mortgage interest: −$8,957
• − Property taxes: −$1,421
• − Insurance: −$800
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,652
• Taxable loss: −$3,485
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $163/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: Bellwood-Antis SD
• NCES district ID: 4203300
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $55,347
• Composite: 40.72/100
• National rank: #3663
• State rank: #224 of 539 in PA

Livability — Bellwood

• Score: 70/100
• State rank: #737
• US rank: #7382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellwood, PA
• Population (ZIP): 2,505

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Italian 4% Slovak 3%
• Foreign-born: 0% · Canada

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.34%
• Current HPI: 124.3707
• 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

+1924.1% since first listed

5 events — show timeline

• 2026-02-25 Price Changed $159,900 BRIGHT MLS
• 2026-02-25 Price Changed $159,900 AHARMLS
• 2025-12-11 Listed $168,200 BRIGHT MLS
• 2025-12-10 Listed $168,200 AHARMLS
• 1986-10-01 Sold (Public Records) $7,900 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,421 · +6.0% YoY. Source: county tax records.