208 Mccleary Rd

Shippingport, PA 15050

$315,000D

3 bd · 2.0 ba · 3,044 sqft · Built 2019 · SingleFamily · Active · 98 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,552/mo
• Mortgage (P&I): −$1,652
• Tax + insurance: −$633
• HOA: −$0
• Vac / Maint / Mgmt: −$326
• Net cashflow: $-1,059/mo
• Annual: $-12,707/yr
• Cap rate: 2.26%
• Cash-on-cash: -14.41%
• DSCR: 0.36
• 1% rule: 0.49%
• Cash to close: $88,200

Investor read

• This is a 3-bed/2.0-bath single-family listed at $315k.
• 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).
• It's been on market 98 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $128k (59.4% below list) — sets the bar for cash-flow.
• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• 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).
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.