1746 Grange · Bentleyville, PA 15022

$44,900

3 bd · 1.0 ba · 2,504 sqft · SingleFamily public records · 234 Days on market

Built 1900 1.10 ac lot $18/sqft · 89% below area ↓ 48% since listing

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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
• Appreciation +4.1/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sitting on 1.1 acres of picturesque land, this charming farmhouse is ready for its next chapter! The interior has been completely gutted, offering a blank canvas for your vision and creativity. The main floor features several spacious rooms filled with natural light and accented by decorative fireplaces that add to the home’s timeless character. Upstairs, you’ll find three generously sized bedrooms and one full bathroom—plenty of space to design your dream layout. Whether you choose to restore this classic home to its former beauty or take advantage of the land for a new project, the possibilities are endless. Bring your tools, your imagination, and your TLC—this is an investment opportunity you won’t want to miss!

Key facts

• 1.1 acres
• 1.1 acre lot
• Built 1900

Tags

• 1.1 ACRES
• DECORATIVE FIREPLACES
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#658 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Charleroi SD (rural): math 20% / reading 51% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $310 of loan paydown is wiped out by about $821 of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1900 — 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: 3.10% ✓
• Cap rate: 25.89%
• Cash-on-cash: 70.00%
• DSCR: 4.11
• GRM: 2.7

CMA / ARV

• ARV (median comp): $407,828
• List price: $44,900
• Delta: -88.99%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.5%
• Equity multiple: 4.32×
• Total profit: $41,730
• Equity at exit: $9,078

10-year hold

• IRR: 73.7%
• Equity multiple: 8.85×
• Total profit: $98,727
• Equity at exit: $8,102

Cash invested: $12,572 (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 15022

• Home prices YoY: -1.0%
• Active inventory: 85
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $733

Break-even live

Break-even rent $465

Max offer price $44,900

Occupancy floor 42%

Sensitivity live

Price	-10% $759	-5% $746	+0% $733	+5% $721	+10% $708
Rent	-10% $623	-5% $678	+0% $733	+5% $788	+10% $843
Rate	-1.0pp $756	-0.5pp $745	base $733	+0.5pp $722	+1.0pp $710

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $44,900 Active 234 DOM
2. 2026-06-18
   days on market $44,900 Active 231 DOM
3. 2026-06-17
   days on market $44,900 Active 230 DOM
4. 2026-06-16
   days on market $44,900 Active 229 DOM
5. 2026-06-15
   days on market $44,900 Active 228 DOM
6. 2026-06-13
   days on market $44,900 Active 226 DOM
7. 2026-06-09
   days on market $44,900 Active 222 DOM
8. 2026-06-08
   days on market $44,900 Active 221 DOM
9. 2026-06-07
   days on market $44,900 Active 220 DOM
10. 2026-06-05
    days on market $44,900 Active 217 DOM
11. 2026-06-03
    days on market $44,900 Active 216 DOM
12. 2026-06-02
    days on market $44,900 Active 215 DOM
13. 2026-06-01
    days on market $44,900 Active 214 DOM
14. 2026-05-31
    days on market $44,900 Active 213 DOM
15. 2025-10-29
    listed $44,900 Active 754-char remark

    Show marketing remark (754 chars)

    Sitting on 1.1 acres of picturesque land, this charming farmhouse is ready for its next chapter! The interior has been completely gutted, offering a blank canvas for your vision and creativity. The main floor features several spacious rooms filled with natural light and accented by decorative fireplaces that add to the home’s timeless character. Upstairs, you’ll find three generously sized bedrooms and one full bathroom—plenty of space to design your dream layout. Whether you choose to restore this classic home to its former beauty or take advantage of the land for a new project, the possibilities are endless. Bring your tools, your imagination, and your TLC—this is an investment opportunity you won’t want to miss!

16. 2025-08-21
    historical Expired 559-char remark

    Show marketing remark (559 chars)

    INVESTOR'S SPECIAL!!! Situated on 1.1 acres of land, this beautiful farmhouse is just waiting for a little love and restoration. The inside of the home is gutted and ready to be remodeled. The main floor has several spacious rooms with features such as natural lighting and decorative fireplaces that give this old home charm. Upstairs you will find three large bedrooms and one bathroom. Use this blank canvas and bring this beautiful home back to life with a little TLC or purchase the property for the land. Either way, you will not regret this investment!

17. 2025-08-16
    status Active 559-char remark

    Show marketing remark (559 chars)

    INVESTOR'S SPECIAL!!! Situated on 1.1 acres of land, this beautiful farmhouse is just waiting for a little love and restoration. The inside of the home is gutted and ready to be remodeled. The main floor has several spacious rooms with features such as natural lighting and decorative fireplaces that give this old home charm. Upstairs you will find three large bedrooms and one bathroom. Use this blank canvas and bring this beautiful home back to life with a little TLC or purchase the property for the land. Either way, you will not regret this investment!

18. 2025-06-30
    status Pending 559-char remark

    Show marketing remark (559 chars)

    INVESTOR'S SPECIAL!!! Situated on 1.1 acres of land, this beautiful farmhouse is just waiting for a little love and restoration. The inside of the home is gutted and ready to be remodeled. The main floor has several spacious rooms with features such as natural lighting and decorative fireplaces that give this old home charm. Upstairs you will find three large bedrooms and one bathroom. Use this blank canvas and bring this beautiful home back to life with a little TLC or purchase the property for the land. Either way, you will not regret this investment!

19. 2025-01-05
    listed $44,900 Active 559-char remark

    Show marketing remark (559 chars)

    INVESTOR'S SPECIAL!!! Situated on 1.1 acres of land, this beautiful farmhouse is just waiting for a little love and restoration. The inside of the home is gutted and ready to be remodeled. The main floor has several spacious rooms with features such as natural lighting and decorative fireplaces that give this old home charm. Upstairs you will find three large bedrooms and one bathroom. Use this blank canvas and bring this beautiful home back to life with a little TLC or purchase the property for the land. Either way, you will not regret this investment!

20. 2024-07-10
    price $39,900
21. 2024-01-17
    listed $44,900 Active
22. 2024-01-11
    historical Expired
23. 2023-10-02
    price $44,900
24. 2023-04-18
    price $45,900
25. 2023-01-12
    listed $46,900 Active
26. 2022-09-22
    listed $49,900 Active
27. 2022-08-08
    price $49,900
28. 2022-03-28
    price $53,900
29. 2022-01-09
    price $54,900
30. 2021-11-02
    price $57,400
31. 2021-09-21
    listed $59,900 Active
32. 2021-04-06
    price $79,000
33. 2021-02-23
    listed $87,000 Active

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,354 · $113/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,715
• − Mortgage interest: −$2,515
• − Property taxes: −$1,354
• − Insurance: −$224
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$1,306
• Taxable income: $8,641
• Est. tax owed @ 24.0%: −$2,074
• After-tax cash flow: $6,727/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: Charleroi SD
• NCES district ID: 4205640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $40,410
• Composite: 29.72/100
• National rank: #6450
• State rank: #421 of 539 in PA

Livability — Bentleyville

• Score: 72/100
• State rank: #658
• US rank: #6439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,044

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 6%
• Common ancestry: Romanian 8% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.83%
• Current HPI: 174.218
• 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

-48.4% since first listed

19 events — show timeline

• 2025-10-29 Listed $44,900 West Penn MLS
• 2025-08-21 Delisted — West Penn MLS
• 2025-08-16 Relisted — West Penn MLS
• 2025-06-30 Pending — West Penn MLS
• 2025-01-05 Listed $44,900 West Penn MLS
• 2024-07-10 Price Changed $39,900 West Penn MLS
• 2024-01-17 Listed $44,900 West Penn MLS
• 2024-01-11 Delisted — West Penn MLS
• 2023-10-02 Price Changed $44,900 West Penn MLS
• 2023-04-18 Price Changed $45,900 West Penn MLS
• 2023-01-12 Listed $46,900 West Penn MLS
• 2022-09-22 Listed $49,900 West Penn MLS
• 2022-08-08 Price Changed $49,900 West Penn MLS
• 2022-03-28 Price Changed $53,900 West Penn MLS
• 2022-01-09 Price Changed $54,900 West Penn MLS
• 2021-11-02 Price Changed $57,400 West Penn MLS
• 2021-09-21 Listed $59,900 West Penn MLS
• 2021-04-06 Price Changed $79,000 West Penn MLS
• 2021-02-23 Listed $87,000 West Penn MLS

Property tax history

+1.8%/yr

Latest (2026): $1,354 · +1.6% YoY. Source: county tax records.