2605 Marion St · Hopewell, PA 15001

$119,900

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 352 Days on market

Built 1950 8,712 sqft lot $141/sqft · 19% below area Est $147k · 19% under

---

Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

Key facts

• Detached rear garage
• 8,712 sq ft lot
• Built 1950

Tags

• FENCED IN FRONT AND REAR YARD
• DETACHED REAR GARAGE
• COVERED REAR PATIO AREA
• UPDATED GAS FORCED AIR FURNACE
• UPDATED HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,615 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, employment D, schools F.
• Hopewell Area SD (suburban): math 36% / reading 60% proficiency, ranked #191 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 130 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $120k implies a 166% 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 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 1950 — 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (median comp): $147,436
• List price: $119,900
• Delta: -18.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2406 Marion St	0.17mi	2/1.0	864 (+2%)	1mo	$170,000	$197	89
2515 Martha St	0.08mi	2/1.0	911 (+7%)	7mo	$140,000	$154	79
2513 Martha St	0.08mi	2/1.0	911 (+7%)	19mo	$138,000	$151	68
14 Cedar Ave	0.40mi	3/1.0 (+1)	799 (-6%)	3mo	$27,500	$34	64
2013 Davidson St	0.58mi	2/2.0	882 (+4%)	2mo	$120,000	$136	61
2445 Linden Ave	0.51mi	2/1.5	936 (+10%)	1mo	$155,000	$166	56
2013 Main St	0.49mi	2/1.0	924 (+9%)	17mo	$100,000	$108	48
1302 Allen St	0.49mi	1/1.5 (-1)	776 (-9%)	18mo	$83,500	$108	41
106 Larry St	0.69mi	2/1.0	936 (+10%)	12mo	$80,000	$85	40
1809 Main St	0.67mi	2/1.0	960 (+13%)	16mo	$95,000	$99	34
1823 Davidson St	0.66mi	2/2.0	960 (+13%)	12mo	$53,000	$55	34
1829 Davidson St	0.64mi	2/1.5	960 (+13%)	18mo	$121,000	$126	32

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,065
• Equity at exit: $17,877

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $4,262
• Equity at exit: $10,367

Cash invested: $33,572 (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 15001

• Home prices YoY: -20.8%
• Rents YoY: 2.0%
• Active inventory: 130
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $198

Break-even live

Break-even rent $1,077

Max offer price $119,900

Occupancy floor 80%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Polk St Aliquippa, PA	3.0	1.0	1124	$1,045	$0.93	1d	1	1.09mi
2971 Kane Rd Aliquippa, PA	1.0–3.0	1.0–2.0	1173	$1,600	$1.36	1d	18	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $119,900 Active 352 DOM
2. 2026-06-17
   days on market $119,900 Active 351 DOM
3. 2026-06-16
   days on market $119,900 Active 350 DOM
4. 2026-06-15
   days on market $119,900 Active 349 DOM
5. 2026-06-13
   days on market $119,900 Active 347 DOM
6. 2026-06-09
   days on market $119,900 Active 343 DOM
7. 2026-06-08
   days on market $119,900 Active 342 DOM
8. 2026-06-07
   days on market $119,900 Active 341 DOM
9. 2026-06-05
   days on market $119,900 Active 338 DOM
10. 2026-06-03
    days on market $119,900 Active 337 DOM
11. 2026-06-02
    days on market $119,900 Active 336 DOM
12. 2026-06-01
    days on market $119,900 Active 335 DOM
13. 2026-05-31
    days on market $119,900 Active 334 DOM
14. 2026-05-15
    price $119,900 294-char remark

    Show marketing remark (294 chars)

    Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

15. 2026-03-24
    price $129,900 294-char remark

    Show marketing remark (294 chars)

    Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

16. 2026-01-21
    price $137,900 294-char remark

    Show marketing remark (294 chars)

    Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

17. 2025-11-11
    price $139,900 294-char remark

    Show marketing remark (294 chars)

    Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

18. 2025-09-08
    price $149,900 294-char remark

    Show marketing remark (294 chars)

    Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

19. 2025-08-11
    price $159,900 294-char remark

    Show marketing remark (294 chars)

    Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

20. 2025-07-01
    listed $170,000 Active 294-char remark

    Show marketing remark (294 chars)

    Investor Alert! Great 2 bedroom rancher, fenced in front and rear yard, detached rear garage. Covered rear patio area. Updated gas forced air furnace and a/c and updated hot water heater. Currently occupied by tenant on a month to month lease for $1,000 a month. Being sold in as-is condition.

21. 2022-05-18
    historical Contingent 186-char remark

    Show marketing remark (186 chars)

    2 bedroom home with many updates located in Hopewell Township. Detached one car garage. Updated furnace and H2O tank. Updated windows, Updated kitchen. Clean up and clean out in process.

22. 2022-05-04
    listed $119,999 Active 186-char remark

    Show marketing remark (186 chars)

    2 bedroom home with many updates located in Hopewell Township. Detached one car garage. Updated furnace and H2O tank. Updated windows, Updated kitchen. Clean up and clean out in process.

23. 1995-09-15
    soldstatus $45,000
24. 1995-09-05
    soldstatus $45,000
25. 1995-05-17
    listed $45,000
26. 1955-11-01
    soldstatus $11,700

ⓘ 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: $2,064 · $172/mo
• Projected year-2 tax: $2,064 · $172/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: $15,924
• − Mortgage interest: −$6,716
• − Property taxes: −$2,064
• − Insurance: −$600
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,488
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,249/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: Hopewell Area SD
• NCES district ID: 4212030
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $59,944
• Composite: 41.98/100
• National rank: #3340
• State rank: #191 of 539 in PA

Livability — Hopewell

• Score: 57/100
• State rank: #1615
• US rank: #22072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 31,976
• Household income: $70,985
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 720.0

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 (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 2% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -65.21%
• Current HPI: 247.7251
• Rent YoY: ▲ 2.05%
• 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

+924.8% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $119,900 West Penn MLS
• 2026-03-24 Price Changed $129,900 West Penn MLS
• 2026-01-21 Price Changed $137,900 West Penn MLS
• 2025-11-11 Price Changed $139,900 West Penn MLS
• 2025-09-08 Price Changed $149,900 West Penn MLS
• 2025-08-11 Price Changed $159,900 West Penn MLS
• 2025-07-01 Listed $170,000 West Penn MLS
• 2022-05-18 Contingent — West Penn MLS
• 2022-05-04 Listed $119,999 West Penn MLS
• 1995-09-15 Sold (MLS) $45,000 West Penn MLS
• 1995-09-05 Sold (Public Records) $45,000 Public Records
• 1995-05-17 Listed $45,000 West Penn MLS
• 1955-11-01 Sold (Public Records) $11,700 Public Records

Property tax history

+0.8%/yr

Latest (2026): $2,064 · +3.5% YoY. Source: county tax records.