467 Big Knob Rd · Unionville, PA 15074

$159,900

3 bd · 1.5 ba · 1,588 sqft · SingleFamily public records · 247 Days on market

Built 1958 1.21 ac lot $101/sqft · 40% below area Est $266k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

Key facts

• Private lot
• Enclosed sunroom
• Large kitchen

Tags

• BRICK CAPE COD
• LARGE KITCHEN
• ABUNDANCE OF COUNTER SPACE
• ENCLOSED SUNROOM
• PRIVATE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (16.6% below list).
• Recommended offer: $133k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.3% in Unionville — 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 60/100 on livability (#1,481 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: health & safety C-, 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.
• Zoned schools: Freedom Area El Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 438 students, 53% FRL); Freedom Area Ms (math 19% / reading 42%, grade F, #376 of 512 statewide, top 74%, 370 students, 60% FRL); Freedom Area Shs (math 37% / reading 24%, grade F, #344 of 437 statewide, top 79%, 402 students, 48% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 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 247 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $60k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,320 (16.6% 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 247 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (median comp): $266,223
• List price: $159,900
• Delta: -39.94%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Big Knob Rd	0.18mi	3/1.0	1,686 (+6%)	12mo	$260,000	$154	69
130 Wall St	0.61mi	3/2.0	1,800 (+13%)	11mo	$253,000	$141	38

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-32,996
• Equity at exit: $23,842

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-37,698
• Equity at exit: $13,825

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 15074

• Active inventory: 35
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$260 /mo · $3,123/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-112

Break-even live

Break-even rent $1,475

Max offer price $140,088

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-67	+0% $-112	+5% $-157	+10% $-203
Rent	-10% $-217	-5% $-165	+0% $-112	+5% $-59	+10% $-7
Rate	-1.0pp $-32	-0.5pp $-71	base $-112	+0.5pp $-154	+1.0pp $-196

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 16 events

1. 2026-05-20
   status Active 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

2. 2026-05-14
   status Pending 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

3. 2026-04-22
   price $159,900 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

4. 2026-03-25
   price $169,900 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

5. 2026-03-06
   price $176,500 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

6. 2026-02-03
   price $185,500 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

7. 2025-12-31
   price $194,900 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

8. 2025-11-24
   price $204,900 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

9. 2025-10-21
   price $209,900 283-char remark

   Show marketing remark (283 chars)

   Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

10. 2025-09-17
    listed $219,900 Active 283-char remark

    Show marketing remark (283 chars)

    Spacious brick cape cod on over an acre. Large kitchen with an abundance of counter and storage space. Sprawling living room. Two main level bedrooms with a 3rd bedroom and additional room in the upper level. The enclosed sunroom off of kitchen offers great views of the private lot.

11. 2015-08-28
    soldstatus $138,000
12. 2015-06-29
    price $138,000 312-char remark

    Show marketing remark (312 chars)

    Solid brick cape cod updated throughout! New roof, new kitchen with stainless appliances, all new flooring. Endless possibilities with huge additional room on upper level. Sunroom off of kitchen offers great views of private lot. Lower level is ready to finish! Easy access to Cranberry! Home Warranty included!

13. 2015-06-26
    price $159,999 312-char remark

    Show marketing remark (312 chars)

    Solid brick cape cod updated throughout! New roof, new kitchen with stainless appliances, all new flooring. Endless possibilities with huge additional room on upper level. Sunroom off of kitchen offers great views of private lot. Lower level is ready to finish! Easy access to Cranberry! Home Warranty included!

14. 2015-06-26
    soldstatus $138,000 Sold 312-char remark

    Show marketing remark (312 chars)

    Solid brick cape cod updated throughout! New roof, new kitchen with stainless appliances, all new flooring. Endless possibilities with huge additional room on upper level. Sunroom off of kitchen offers great views of private lot. Lower level is ready to finish! Easy access to Cranberry! Home Warranty included!

15. 2015-05-11
    historical Contingent 312-char remark

    Show marketing remark (312 chars)

    Solid brick cape cod updated throughout! New roof, new kitchen with stainless appliances, all new flooring. Endless possibilities with huge additional room on upper level. Sunroom off of kitchen offers great views of private lot. Lower level is ready to finish! Easy access to Cranberry! Home Warranty included!

16. 2015-04-10
    listed $159,999 Active 312-char remark

    Show marketing remark (312 chars)

    Solid brick cape cod updated throughout! New roof, new kitchen with stainless appliances, all new flooring. Endless possibilities with huge additional room on upper level. Sunroom off of kitchen offers great views of private lot. Lower level is ready to finish! Easy access to Cranberry! Home Warranty included!

ⓘ 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: $3,123 · $260/mo
• Projected year-2 tax: $3,123 · $260/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: $15,998
• − Mortgage interest: −$8,957
• − Property taxes: −$3,123
• − Insurance: −$800
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,652
• Taxable loss: −$4,092
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $-364/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 — Unionville

• Score: 60/100
• State rank: #1481
• US rank: #19148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 272
• Population (ZIP): 8,543

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6%
• Common ancestry: Romanian 4% Slovak 2% Serbian 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 3% French/Haitian/Cajun 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: ▼ -92.06%
• Current HPI: 166.4711
• 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

-0.1% since first listed

16 events — show timeline

• 2026-05-20 Relisted — West Penn MLS
• 2026-05-14 Pending — West Penn MLS
• 2026-04-22 Price Changed $159,900 West Penn MLS
• 2026-03-25 Price Changed $169,900 West Penn MLS
• 2026-03-06 Price Changed $176,500 West Penn MLS
• 2026-02-03 Price Changed $185,500 West Penn MLS
• 2025-12-31 Price Changed $194,900 West Penn MLS
• 2025-11-24 Price Changed $204,900 West Penn MLS
• 2025-10-21 Price Changed $209,900 West Penn MLS
• 2025-09-17 Listed $219,900 West Penn MLS
• 2015-08-28 Sold (Public Records) $138,000 Public Records
• 2015-06-29 Price Changed $138,000 West Penn MLS
• 2015-06-26 Sold (MLS) $138,000 West Penn MLS
• 2015-06-26 Price Changed $159,999 West Penn MLS
• 2015-05-11 Contingent — West Penn MLS
• 2015-04-10 Listed $159,999 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $3,123 · +6.3% YoY. Source: county tax records.