208 Mccleary Rd · Shippingport, PA 15050

$315,000

3 bd · 2.0 ba · 3,044 sqft · SingleFamily public records · 98 Days on market

Built 2019 2.00 ac lot $103/sqft · 21% below area Est $400k · 21% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This truly unique home offers endless possibilities for the right buyer. The owner began adding a full second floor with plans for an apartment, in-law suite, B & B, or office space, giving you the chance to finish the kitchen area to fit your needs. The second floor has its own private entrance and includes two bedrooms with new carpeting, a large living room, and French doors that open to a brand-new deck ready for your finishing touches. There is a full guest bathroom, rough-ins for a kitchen, and a spacious primary bedroom with a private bath. Two additional rooms are framed but unfinished and could be used as extra bedrooms or office space. The freshly painted main level features a kitchen with new wood laminate flooring, a dining area, a cozy living room with a pellet stove, a bedroom or home office, a full bath with a walk-in shower, and a laundry area with a half bath. The home sits on a slab and does not have a basement. Outside, the large yard offers plenty of space for outdoor living, gardening, or future improvements. The detached garage is big enough for a truck, workshop, and lawn equipment. With some vision and finishing work, the upper level could become a private apartment, guest suite, or income-producing rental, making this a home with flexibility and long-term potential, or a great space for a large family.

Key facts

• Brand new deck
• New carpeting
• Full second floor

Tags

• FULL SECOND FLOOR
• PRIVATE ENTRANCE
• NEW CARPETING
• LARGE LIVING ROOM
• FRENCH DOORS
• BRAND NEW DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (59.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (50.7% below list).
• Recommended offer: $128k (59.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#859 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Hopewell El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 354 students, 35% FRL); Hopewell Jhs (math 30% / reading 59%, grade D, #194 of 512 statewide, top 39%, 622 students, 39% FRL); Hopewell Shs (math 67%, 590 students, 30% FRL).
• Market conditions: 5 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $315k implies a 1603% gain — meaningful room to come down on a strong offer.

Recommended offer $127,931 (59.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.49% ✗
• Cap rate: 2.26%
• Cash-on-cash: -14.41%
• DSCR: 0.36
• GRM: 16.9

CMA / ARV

• ARV (median comp): $400,247
• List price: $315,000
• Delta: -21.30%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 2.18×
• Total profit: $104,202
• Equity at exit: $283,777

10-year hold

• IRR: 14.2%
• Equity multiple: 5.08×
• Total profit: $360,075
• Equity at exit: $611,976

Cash invested: $88,200 (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 15050

• Home prices YoY: 7.3%
• Active inventory: 5
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$502 /mo · $6,026/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-1,059

Break-even live

Break-even rent $2,893

Max offer price $127,931

Occupancy floor —

Sensitivity live

Price	-10% $-881	-5% $-970	+0% $-1,059	+5% $-1,148	+10% $-1,237
Rent	-10% $-1,182	-5% $-1,120	+0% $-1,059	+5% $-998	+10% $-936
Rate	-1.0pp $-900	-0.5pp $-979	base $-1,059	+0.5pp $-1,141	+1.0pp $-1,224

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $315,000 Active 98 DOM
2. 2026-06-18
   days on market $315,000 Active 95 DOM
3. 2026-06-17
   days on market $315,000 Active 94 DOM
4. 2026-06-16
   days on market $315,000 Active 93 DOM
5. 2026-06-15
   days on market $315,000 Active 92 DOM
6. 2026-06-13
   days on market $315,000 Active 90 DOM
7. 2026-06-09
   days on market $315,000 Active 86 DOM
8. 2026-06-08
   days on market $315,000 Active 85 DOM
9. 2026-06-07
   pricedays on market $315,000 Active 84 DOM
10. 2026-06-05
    days on market $325,000 Active 81 DOM
11. 2026-06-03
    days on market $325,000 Active 80 DOM
12. 2026-06-02
    days on market $325,000 Active 79 DOM
13. 2026-06-01
    days on market $325,000 Active 78 DOM
14. 2026-05-31
    days on market $325,000 Active 77 DOM
15. 2026-04-20
    price $325,000 1352-char remark

    Show marketing remark (1352 chars)

    This truly unique home offers endless possibilities for the right buyer. The owner began adding a full second floor with plans for an apartment, in-law suite, B & B, or office space, giving you the chance to finish the kitchen area to fit your needs. The second floor has its own private entrance and includes two bedrooms with new carpeting, a large living room, and French doors that open to a brand-new deck ready for your finishing touches. There is a full guest bathroom, rough-ins for a kitchen, and a spacious primary bedroom with a private bath. Two additional rooms are framed but unfinished and could be used as extra bedrooms or office space. The freshly painted main level features a kitchen with new wood laminate flooring, a dining area, a cozy living room with a pellet stove, a bedroom or home office, a full bath with a walk-in shower, and a laundry area with a half bath. The home sits on a slab and does not have a basement. Outside, the large yard offers plenty of space for outdoor living, gardening, or future improvements. The detached garage is big enough for a truck, workshop, and lawn equipment. With some vision and finishing work, the upper level could become a private apartment, guest suite, or income-producing rental, making this a home with flexibility and long-term potential, or a great space for a large family.

16. 2026-03-24
    status Active 1352-char remark

    Show marketing remark (1352 chars)

    This truly unique home offers endless possibilities for the right buyer. The owner began adding a full second floor with plans for an apartment, in-law suite, B & B, or office space, giving you the chance to finish the kitchen area to fit your needs. The second floor has its own private entrance and includes two bedrooms with new carpeting, a large living room, and French doors that open to a brand-new deck ready for your finishing touches. There is a full guest bathroom, rough-ins for a kitchen, and a spacious primary bedroom with a private bath. Two additional rooms are framed but unfinished and could be used as extra bedrooms or office space. The freshly painted main level features a kitchen with new wood laminate flooring, a dining area, a cozy living room with a pellet stove, a bedroom or home office, a full bath with a walk-in shower, and a laundry area with a half bath. The home sits on a slab and does not have a basement. Outside, the large yard offers plenty of space for outdoor living, gardening, or future improvements. The detached garage is big enough for a truck, workshop, and lawn equipment. With some vision and finishing work, the upper level could become a private apartment, guest suite, or income-producing rental, making this a home with flexibility and long-term potential, or a great space for a large family.

17. 2026-02-02
    listed $350,000 Active 1352-char remark

    Show marketing remark (1352 chars)

    This truly unique home offers endless possibilities for the right buyer. The owner began adding a full second floor with plans for an apartment, in-law suite, B & B, or office space, giving you the chance to finish the kitchen area to fit your needs. The second floor has its own private entrance and includes two bedrooms with new carpeting, a large living room, and French doors that open to a brand-new deck ready for your finishing touches. There is a full guest bathroom, rough-ins for a kitchen, and a spacious primary bedroom with a private bath. Two additional rooms are framed but unfinished and could be used as extra bedrooms or office space. The freshly painted main level features a kitchen with new wood laminate flooring, a dining area, a cozy living room with a pellet stove, a bedroom or home office, a full bath with a walk-in shower, and a laundry area with a half bath. The home sits on a slab and does not have a basement. Outside, the large yard offers plenty of space for outdoor living, gardening, or future improvements. The detached garage is big enough for a truck, workshop, and lawn equipment. With some vision and finishing work, the upper level could become a private apartment, guest suite, or income-producing rental, making this a home with flexibility and long-term potential, or a great space for a large family.

18. 2025-10-27
    price $350,000 1017-char remark

    Show marketing remark (1017 chars)

    This is truly a unique home with endless possibilities! The owner began adding a full 2nd floor with plans for an apartment, in-law suite, B & B or office space. The second floor with it’s own private entrance features 2 BR's, new carpeting, a large living room with French doors that lead to a stunning new deck awaiting your finishing touches, full guest bath, rough-ins for a kitchen, and a spacious primary bedroom with private bath. Two additional rooms are framed but unfinished—ideal for bedrooms or office space. The freshly painted main level offers a kitchen with new wood laminate flooring, dining area, cozy living room with pellet stove, bedroom or office, full bath with walk-in shower, and laundry with half bath. No basement, home is on a slab. Outside, enjoy a huge yard with endless possibilities and a detached garage large enough for a truck, workshop, and lawn equipment. With some vision, finish the upper level for a private apartment, guest suite, or rental income opportunity.

19. 2025-09-12
    price $375,000 1017-char remark

    Show marketing remark (1017 chars)

    This is truly a unique home with endless possibilities! The owner began adding a full 2nd floor with plans for an apartment, in-law suite, B & B or office space. The second floor with it’s own private entrance features 2 BR's, new carpeting, a large living room with French doors that lead to a stunning new deck awaiting your finishing touches, full guest bath, rough-ins for a kitchen, and a spacious primary bedroom with private bath. Two additional rooms are framed but unfinished—ideal for bedrooms or office space. The freshly painted main level offers a kitchen with new wood laminate flooring, dining area, cozy living room with pellet stove, bedroom or office, full bath with walk-in shower, and laundry with half bath. No basement, home is on a slab. Outside, enjoy a huge yard with endless possibilities and a detached garage large enough for a truck, workshop, and lawn equipment. With some vision, finish the upper level for a private apartment, guest suite, or rental income opportunity.

20. 2025-08-20
    listed $400,000 Active 1017-char remark

    Show marketing remark (1017 chars)

    This is truly a unique home with endless possibilities! The owner began adding a full 2nd floor with plans for an apartment, in-law suite, B & B or office space. The second floor with it’s own private entrance features 2 BR's, new carpeting, a large living room with French doors that lead to a stunning new deck awaiting your finishing touches, full guest bath, rough-ins for a kitchen, and a spacious primary bedroom with private bath. Two additional rooms are framed but unfinished—ideal for bedrooms or office space. The freshly painted main level offers a kitchen with new wood laminate flooring, dining area, cozy living room with pellet stove, bedroom or office, full bath with walk-in shower, and laundry with half bath. No basement, home is on a slab. Outside, enjoy a huge yard with endless possibilities and a detached garage large enough for a truck, workshop, and lawn equipment. With some vision, finish the upper level for a private apartment, guest suite, or rental income opportunity.

21. 1987-06-26
    soldstatus $18,500

ⓘ 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: $6,026 · $502/mo
• Projected year-2 tax: $6,026 · $502/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 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,628
• − Mortgage interest: −$17,645
• − Property taxes: −$6,026
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$9,164
• Taxable loss: −$18,762
• Est. tax savings @ 24.0%: +$4,503
• After-tax cash flow: $-8,205/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 — Shippingport

• Score: 69/100
• State rank: #859
• US rank: #9006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 166
• Population (ZIP): 2,311

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Serbian 5% Slovak 2% Iranian 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: ▲ 16.92%
• Current HPI: 250.0428
• 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

+1656.8% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $325,000 West Penn MLS
• 2026-03-24 Relisted — West Penn MLS
• 2026-02-02 Listed $350,000 West Penn MLS
• 2025-10-27 Price Changed $350,000 West Penn MLS
• 2025-09-12 Price Changed $375,000 West Penn MLS
• 2025-08-20 Listed $400,000 West Penn MLS
• 1987-06-26 Sold (Public Records) $18,500 Public Records

Property tax history

+5.6%/yr

Latest (2026): $6,026 · +3.6% YoY. Source: county tax records.