1227 Porter St · Conway, PA 15027

$65,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 75 Days on market

Built 1920 3,920 sqft lot $125/sqft · 28% below area Est $91k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!! 2 bedroom, 1 bathroom bungalow. New roof and siding. Needs a lot of TLC. Convenient to Cranberry and 376.

Key facts

• New siding
• New roof
• 3,920 sq ft lot

Tags

• NEW ROOF
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#264 in PA, #2,329 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, commute D+, schools D.
• 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.
• Market conditions: 9 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 $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $12k; list at $65k implies a 442% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.78% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (median comp): $90,720
• List price: $65,000
• Delta: -28.35%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.1%
• Equity multiple: 1.99×
• Total profit: $18,047
• Equity at exit: $9,692

10-year hold

• IRR: 31.9%
• Equity multiple: 3.89×
• Total profit: $52,589
• Equity at exit: $5,620

Cash invested: $18,200 (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 15027

• Home prices YoY: -6.8%
• Active inventory: 9
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $448

Break-even live

Break-even rent $587

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $485	-5% $467	+0% $448	+5% $430	+10% $412
Rent	-10% $357	-5% $403	+0% $448	+5% $494	+10% $540
Rate	-1.0pp $481	-0.5pp $465	base $448	+0.5pp $431	+1.0pp $414

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $65,000 Active 75 DOM
2. 2026-06-18
   days on market $65,000 Active 72 DOM
3. 2026-06-17
   days on market $65,000 Active 71 DOM
4. 2026-06-16
   days on market $65,000 Active 70 DOM
5. 2026-06-15
   days on market $65,000 Active 69 DOM
6. 2026-06-13
   days on market $65,000 Active 67 DOM
7. 2026-06-09
   days on market $65,000 Active 63 DOM
8. 2026-06-08
   days on market $65,000 Active 62 DOM
9. 2026-06-07
   days on market $65,000 Active 61 DOM
10. 2026-06-05
    days on market $65,000 Active 58 DOM
11. 2026-06-03
    days on market $65,000 Active 57 DOM
12. 2026-06-02
    days on market $65,000 Active 56 DOM
13. 2026-06-01
    days on market $65,000 Active 55 DOM
14. 2026-05-31
    days on market $65,000 Active 54 DOM
15. 2026-04-22
    status Active 129-char remark

    Show marketing remark (129 chars)

    Calling all investors!! 2 bedroom, 1 bathroom bungalow. New roof and siding. Needs a lot of TLC. Convenient to Cranberry and 376.

16. 2026-04-07
    status Pending 129-char remark

    Show marketing remark (129 chars)

    Calling all investors!! 2 bedroom, 1 bathroom bungalow. New roof and siding. Needs a lot of TLC. Convenient to Cranberry and 376.

17. 2026-03-23
    listed $65,000 Active 129-char remark

    Show marketing remark (129 chars)

    Calling all investors!! 2 bedroom, 1 bathroom bungalow. New roof and siding. Needs a lot of TLC. Convenient to Cranberry and 376.

18. 1981-05-01
    soldstatus $12,000
19. 1970-06-01
    soldstatus $6,800

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $13,854
• − Mortgage interest: −$3,641
• − Property taxes: −$1,149
• − Insurance: −$325
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$1,891
• Taxable income: $4,631
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,268/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 — Conway

• Score: 79/100
• State rank: #264
• US rank: #2329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conway, PA
• City population: 2,136
• Population (ZIP): 2,136

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 (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Subsaharan African 2% Serbian 1%
• Foreign-born: 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: ▼ -20.15%
• Current HPI: 276.1254
• 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

+855.9% since first listed

5 events — show timeline

• 2026-04-22 Relisted — West Penn MLS
• 2026-04-07 Pending — West Penn MLS
• 2026-03-23 Listed $65,000 West Penn MLS
• 1981-05-01 Sold (Public Records) $12,000 Public Records
• 1970-06-01 Sold (Public Records) $6,800 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,149 · +4.8% YoY. Source: county tax records.