120 Woodhaven Dr · Big Beaver, PA 15010

$39,700

4 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 273 Days on market

Built 1920 0.36 ac lot $34/sqft · 77% below area

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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
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Unique layout with very spacious rooms. Huge 3 car detached garage. Grab your toolbelt!

Key facts

• 0.36 acre lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#911 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Big Beaver Falls Area SD (suburban): math 16% / reading 37% proficiency, ranked #467 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $274 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1920 — 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. 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 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: 3.81% ✓
• Cap rate: 32.16%
• Cash-on-cash: 92.39%
• DSCR: 5.11
• GRM: 2.2

CMA / ARV

• ARV (median comp): $175,171
• List price: $39,700
• Delta: -77.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 37th Street Ext	0.56mi	3/2.0 (-1)	1,148 (-2%)	3mo	$172,500	$150	59
4403 W 6th Ave	0.46mi	3/2.0 (-1)	1,250 (+7%)	7mo	$162,500	$130	52
4312 W 7th Ave	0.44mi	3/1.5 (-1)	1,232 (+5%)	20mo	$186,000	$151	47

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 93.3%
• Equity multiple: 5.34×
• Total profit: $48,248
• Equity at exit: $5,919

10-year hold

• IRR: 96.1%
• Equity multiple: 11.16×
• Total profit: $112,900
• Equity at exit: $3,433

Cash invested: $11,116 (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 15010

• Home prices YoY: -22.6%
• Rents YoY: 3.1%
• Active inventory: 143
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$208
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $856

Break-even live

Break-even rent $430

Max offer price $39,700

Occupancy floor 38%

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: $9,925
• Closing costs: $1,191
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3768 W 5th Ave Beaver Falls, PA	3.0	2.0	816	$1,495	$1.83	43d	1	0.62mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,650	$1.72	1d	1	1.32mi

Listing history 22 events

1. 2026-06-18
   days on market $39,700 Active 273 DOM
2. 2026-06-17
   days on market $39,700 Active 272 DOM
3. 2026-06-16
   days on market $39,700 Active 271 DOM
4. 2026-06-15
   days on market $39,700 Active 270 DOM
5. 2026-06-13
   days on market $39,700 Active 268 DOM
6. 2026-06-13
   days on market $39,700 Active 267 DOM
7. 2026-06-09
   days on market $39,700 Active 264 DOM
8. 2026-06-08
   days on market $39,700 Active 263 DOM
9. 2026-06-07
   days on market $39,700 Active 262 DOM
10. 2026-06-05
    days on market $39,700 Active 259 DOM
11. 2026-06-03
    days on market $39,700 Active 258 DOM
12. 2026-06-02
    days on market $39,700 Active 257 DOM
13. 2026-06-01
    days on market $39,700 Active 256 DOM
14. 2026-05-31
    days on market $39,700 Active 255 DOM
15. 2026-03-11
    price $39,700 117-char remark

    Show marketing remark (117 chars)

    Great investment opportunity! Unique layout with very spacious rooms. Huge 3 car detached garage. Grab your toolbelt!

16. 2025-11-21
    price $44,700 117-char remark

    Show marketing remark (117 chars)

    Great investment opportunity! Unique layout with very spacious rooms. Huge 3 car detached garage. Grab your toolbelt!

17. 2025-10-29
    price $49,700 117-char remark

    Show marketing remark (117 chars)

    Great investment opportunity! Unique layout with very spacious rooms. Huge 3 car detached garage. Grab your toolbelt!

18. 2025-10-22
    price $54,700 117-char remark

    Show marketing remark (117 chars)

    Great investment opportunity! Unique layout with very spacious rooms. Huge 3 car detached garage. Grab your toolbelt!

19. 2025-09-18
    listed $59,700 Active 117-char remark

    Show marketing remark (117 chars)

    Great investment opportunity! Unique layout with very spacious rooms. Huge 3 car detached garage. Grab your toolbelt!

20. 2000-11-28
    soldstatus $48,000
21. 1973-04-01
    soldstatus $12,000
22. 1960-05-01
    soldstatus $13,000

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/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: $18,164
• − Mortgage interest: −$2,224
• − Property taxes: −$1,382
• − Insurance: −$198
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$1,155
• Taxable income: $10,298
• Est. tax owed @ 24.0%: −$2,472
• After-tax cash flow: $7,799/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: Big Beaver Falls Area SD
• NCES district ID: 4203630
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,686
• Composite: 21.85/100
• National rank: #8241
• State rank: #467 of 539 in PA

Livability — Big Beaver

• Score: 68/100
• State rank: #911
• US rank: #9869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Beaver, PA
• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 28,542
• Household income: $71,200
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 519.0

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 (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -76.25%
• Current HPI: 261.2703
• Rent YoY: ▲ 3.07%
• 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

+205.4% since first listed

8 events — show timeline

• 2026-03-11 Price Changed $39,700 West Penn MLS
• 2025-11-21 Price Changed $44,700 West Penn MLS
• 2025-10-29 Price Changed $49,700 West Penn MLS
• 2025-10-22 Price Changed $54,700 West Penn MLS
• 2025-09-18 Listed $59,700 West Penn MLS
• 2000-11-28 Sold (Public Records) $48,000 Public Records
• 1973-04-01 Sold (Public Records) $12,000 Public Records
• 1960-05-01 Sold (Public Records) $13,000 Public Records

Property tax history

-0.9%/yr

Latest (2026): $1,382 · +0.0% YoY. Source: county tax records.