3532 Third · Koppel, PA 16136

$77,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily · 151 Days on market

Built 1920 Fair condition 3,920 sqft lot $65/sqft · 30% below area Est $110k · 30% under ↓ 33% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#463 in PA, #4,234 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, 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: 4 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 (-0.7%/yr); year-one equity from $532 of loan paydown is wiped out by about $563 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 (-0.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $38k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1920 — 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 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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $110,098
• List price: $77,000
• Delta: -30.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 2nd Ave	0.34mi	3/1.0	1,260 (+7%)	9mo	$163,900	$130	65
2340 2nd Ave	0.34mi	2/2.0 (-1)	1,124 (-4%)	5mo	$38,500	$34	64
3338 3rd Ave	0.28mi	3/1.0	1,040 (-12%)	6mo	$77,700	$75	62
3295 Townwood Rd	0.62mi	4/2.0 (+1)	1,182 (+0%)	12mo	$265,000	$224	52
170 Fairlane Blvd	0.71mi	2/1.0 (-1)	1,092 (-7%)	12mo	$55,000	$50	40
3575 Townwood Rd	0.72mi	3/1.0	1,292 (+10%)	19mo	$195,000	$151	34
2413 2nd Ave	0.31mi	2/2.0 (-1)	1,006 (-14%)	23mo	$120,000	$119	33
113 Pine Valley Rd	0.67mi	3/1.5	1,040 (-12%)	21mo	$152,271	$146	30

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

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.86×
• Total profit: $18,486
• Equity at exit: $19,585

10-year hold

• IRR: 23.8%
• Equity multiple: 3.48×
• Total profit: $53,458
• Equity at exit: $21,430

Cash invested: $21,560 (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 16136

• Home prices YoY: -0.4%
• Active inventory: 4
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $366

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 63%

Sensitivity live

Price	-10% $419	-5% $393	+0% $366	+5% $340	+10% $313
Rent	-10% $276	-5% $321	+0% $366	+5% $411	+10% $456
Rate	-1.0pp $405	-0.5pp $386	base $366	+0.5pp $346	+1.0pp $326

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $77,000 Active 151 DOM
2. 2026-06-17
   days on market $77,000 Active 150 DOM
3. 2026-06-16
   days on market $77,000 Active 149 DOM
4. 2026-06-15
   days on market $77,000 Active 148 DOM
5. 2026-06-13
   days on market $77,000 Active 146 DOM
6. 2026-06-13
   days on market $77,000 Active 145 DOM
7. 2026-06-09
   days on market $77,000 Active 142 DOM
8. 2026-06-08
   days on market $77,000 Active 141 DOM
9. 2026-06-07
   days on market $77,000 Active 140 DOM
10. 2026-06-05
    days on market $77,000 Active 137 DOM
11. 2026-06-03
    days on market $77,000 Active 136 DOM
12. 2026-06-02
    days on market $77,000 Active 135 DOM
13. 2026-06-01
    days on market $77,000 Active 134 DOM
14. 2026-05-31
    days on market $77,000 Active 133 DOM
15. 2026-05-04
    status Active 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

16. 2026-05-04
    price $77,000 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

17. 2026-04-02
    price $85,000 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

18. 2026-02-26
    price $89,900 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

19. 2026-02-15
    price $95,900 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

20. 2026-02-10
    price $97,900 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

21. 2026-01-04
    price $99,900 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

22. 2025-12-30
    listed $114,900 Active 245-char remark

    Show marketing remark (245 chars)

    A pleasant three bedroom house with central air conditioning, located in a quiet neighborhood in Koppel. New upstairs carpet, cared for by the current owner, and consistently lived in. Come take a look, its a quality home at an affordable price.

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

Taxation est. · year 1

• Rental income: $13,647
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,240
• Taxable income: $3,370
• Est. tax owed @ 24.0%: −$809
• After-tax cash flow: $3,586/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 · 12 photos

Fair 45/100 Moderate rehab

This three-bedroom house requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and flooring. Painting and updating fixtures will significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — old-style and in poor condition
• Major flooring — carpeted areas show significant wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Both replace bathroom fixtures — updated fixtures increase functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · old-style and in poor condition	Major	$15,000–50,000
flooring · carpeted areas show significant wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Both replace bathroom fixtures — updated fixtures increase functionality and appeal ↑

ⓘ 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: 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 — Koppel

• Score: 75/100
• State rank: #463
• US rank: #4234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Koppel, PA
• City population: 797
• Population (ZIP): 797

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Scottish 2% Serbian 2%

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: ▼ -0.73%
• Current HPI: 182.0225
• 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

-33.0% since first listed

8 events — show timeline

• 2026-05-04 Relisted — West Penn MLS
• 2026-05-04 Price Changed $77,000 West Penn MLS
• 2026-04-02 Price Changed $85,000 West Penn MLS
• 2026-02-26 Price Changed $89,900 West Penn MLS
• 2026-02-15 Price Changed $95,900 West Penn MLS
• 2026-02-10 Price Changed $97,900 West Penn MLS
• 2026-01-04 Price Changed $99,900 West Penn MLS
• 2025-12-30 Listed $114,900 West Penn MLS