303 Beaver St · Hastings, PA 16646

$115,000

None bd · 4.0 ba · 2,928 sqft · MultiFamily · 317 Days on market

Built 1950 Fair condition 7,405 sqft lot

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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 +5.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

Key facts

• Three car garage
• Corner lot
• Side yard with shed

Tags

• INCOME GENERATING PROPERTY
• CORNER LOT
• FOUR SPACIOUS APARTMENTS
• THREE CAR GARAGE
• PAVED OFF STREET PARKING
• SIDE YARD WITH SHED

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath multifamily listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#799 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Cambria Heights SD (rural): math 27% / reading 63% proficiency, ranked #280 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($795 loan paydown + $2k appreciation (1.8% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $45k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — 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 D-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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.92% ✓
• Cap rate: 25.70%
• Cash-on-cash: 69.30%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.9%
• Equity multiple: 4.89×
• Total profit: $125,276
• Equity at exit: $44,187

10-year hold

• IRR: 73.3%
• Equity multiple: 9.98×
• Total profit: $289,305
• Equity at exit: $62,741

Cash invested: $32,200 (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 16646

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,360 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $1,860

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,939	-5% $1,899	+0% $1,860	+5% $1,820	+10% $1,780
Rent	-10% $1,594	-5% $1,727	+0% $1,860	+5% $1,992	+10% $2,125
Rate	-1.0pp $1,918	-0.5pp $1,889	base $1,860	+0.5pp $1,830	+1.0pp $1,800

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,360
Total (4 units)			$3,360

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-13
   status Pending 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

2. 2026-05-05
   status Active 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

3. 2026-03-27
   status Pending 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

4. 2026-01-06
   price $115,000 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

5. 2025-11-03
   price $125,000 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

6. 2025-09-05
   price $135,000 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

7. 2025-07-29
   price $148,000 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

8. 2025-05-23
   listed $160,000 Active 599-char remark

   Show marketing remark (599 chars)

   Attention investors! Seize this incredible opportunity to acquire a robust income-generating property in Hastings. Situated on a prime corner lot, this building offers four spacious apartments and is just a short walk to local amenities. Boost your rental income further with a three-car garage out back, perfect for additional tenant storage or separate rentals. Plus, enjoy the convenience of paved off-street parking and a handy side yard with shed. A newer metal roof adds to the property's appeal and durability! Ask Listing Agent for links to the Matterport Virtual 3D Tours of each apartment!

9. 2017-12-27
   soldstatus $50,000 264-char remark

   Show marketing remark (264 chars)

   The owner currently lives in the 2nd floor apartment #1 and therefore there is no rent. Very well maintained building inside and out. with 3 car metal pole barn used as a garage. Garage could also be rented out. Tenants pay their own water, sewage and electricity.

10. 2017-06-27
    listed $65,000 264-char remark

    Show marketing remark (264 chars)

    The owner currently lives in the 2nd floor apartment #1 and therefore there is no rent. Very well maintained building inside and out. with 3 car metal pole barn used as a garage. Garage could also be rented out. Tenants pay their own water, sewage and electricity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 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: $40,320
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$3,226
• − Management: −$3,226
• − Depreciation: −$3,345
• Taxable income: $21,782
• Est. tax owed @ 24.0%: −$5,228
• After-tax cash flow: $17,088/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to its kitchen, bathrooms, and exterior. Upgrading these areas will significantly enhance its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major bathroom fixtures — outdated and possibly in need of replacement
• Moderate exterior siding — weathered and possibly in need of repainting or replacement
• Major flooring — dated and possibly worn, requiring replacement
• Major interior walls — dated paneling and possibly outdated paint, requiring renovation
• Minor HVAC — likely needs cleaning or minor maintenance

Value-add opportunities

• Both Kitchen renovation — Updating the kitchen will significantly improve both resale and rental value
• Both Bathroom renovation — Renovating the bathrooms will enhance both resale and rental appeal
• Both Exterior painting and landscaping — Fresh paint and landscaping will boost curb appeal and attract more tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and possibly in need of replacement	Major	$15,000–50,000
exterior siding · weathered and possibly in need of repainting or replacement	Moderate	$3,000–15,000
flooring · dated and possibly worn, requiring replacement	Major	$15,000–50,000
interior walls · dated paneling and possibly outdated paint, requiring renovation	Major	$15,000–50,000
HVAC · likely needs cleaning or minor maintenance	Minor	$500–3,000
Total estimated repair cost · 6 items		$63,500–218,000

Value-add ROI direction

• Both Kitchen renovation — Updating the kitchen will significantly improve both resale and rental value ↑
• Both Bathroom renovation — Renovating the bathrooms will enhance both resale and rental appeal ↑
• Both Exterior painting and landscaping — Fresh paint and landscaping will boost curb appeal and attract more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cambria Heights SD
• NCES district ID: 4204740
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $44,855
• Composite: 38.0/100
• National rank: #4291
• State rank: #280 of 539 in PA

Livability — Hastings

• Score: 70/100
• State rank: #799
• US rank: #8136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hastings, PA
• Population (ZIP): 2,124

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 12% Italian 4% Lithuanian 4%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 86.9163
• 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

+76.9% since first listed

10 events — show timeline

• 2026-05-13 Pending — AHARMLS
• 2026-05-05 Relisted — AHARMLS
• 2026-03-27 Pending — AHARMLS
• 2026-01-06 Price Changed $115,000 AHARMLS
• 2025-11-03 Price Changed $125,000 AHARMLS
• 2025-09-05 Price Changed $135,000 AHARMLS
• 2025-07-29 Price Changed $148,000 AHARMLS
• 2025-05-23 Listed $160,000 AHARMLS
• 2017-12-27 Sold (MLS) $50,000 AHARMLS
• 2017-06-27 Listed $65,000 AHARMLS