11 Pine Ct · South Beaver, PA 15010

$29,900

3 bd · 2.0 ba · 968 sqft · Manufactured public records · 30 Days on market

Built 1991

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained double wide mobile home -with 3 bedrooms - carport -shed -disabilty ramp - Move right in -Buyer subject to Pinehurst Estate Application Approval

Key facts

• Built 1991
• Listed 30 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Blackhawk SD (rural): math 43% / reading 59% proficiency, ranked #157 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.1%/yr); 143 active listings in the ZIP; 1 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 $207 of loan paydown is wiped out by about $897 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 + 3.1% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 4.19% ✓
• Cap rate: 37.36%
• Cash-on-cash: 110.94%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.32×
• Total profit: $44,566
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 13.27×
• Total profit: $102,749
• Equity at exit: $2,585

Cash invested: $8,372 (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 15010

• Home prices YoY: -22.6%
• Rents YoY: 3.1%
• Active inventory: 143
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $774

Break-even live

Break-even rent $274

Max offer price $29,900

Occupancy floor 33%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Adams St Unit REAR Beaver Falls, PA	3.0	2.0	1081	$1,450	$1.34	43d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $29,900 Active 30 DOM
2. 2026-06-17
   days on market $29,900 Active 29 DOM
3. 2026-06-16
   days on market $29,900 Active 28 DOM
4. 2026-06-15
   days on market $29,900 Active 27 DOM
5. 2026-06-13
   days on market $29,900 Active 25 DOM
6. 2026-06-09
   days on market $29,900 Active 21 DOM
7. 2026-06-08
   days on market $29,900 Active 20 DOM
8. 2026-06-07
   days on market $29,900 Active 19 DOM
9. 2026-06-03
   pricedays on market $29,900 Active 15 DOM
10. 2026-06-02
    days on market $34,900 Active 14 DOM
11. 2026-06-01
    days on market $34,900 Active 13 DOM
12. 2026-05-31
    days on market $34,900 Active 12 DOM
13. 2026-05-19
    listed $39,900 Active
14. 2012-04-23
    price $24,900 160-char remark

    Show marketing remark (160 chars)

    Well maintained double wide mobile home -with 3 bedrooms - carport -shed -disabilty ramp - Move right in -Buyer subject to Pinehurst Estate Application Approval

15. 2012-04-20
    soldstatus $25,000 160-char remark

    Show marketing remark (160 chars)

    Well maintained double wide mobile home -with 3 bedrooms - carport -shed -disabilty ramp - Move right in -Buyer subject to Pinehurst Estate Application Approval

16. 2012-02-07
    listed $25,000 160-char remark

    Show marketing remark (160 chars)

    Well maintained double wide mobile home -with 3 bedrooms - carport -shed -disabilty ramp - Move right in -Buyer subject to Pinehurst Estate Application Approval

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $563 · $47/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $15,040
• − Mortgage interest: −$1,675
• − Property taxes: −$563
• − Insurance: −$150
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$870
• Taxable income: $9,377
• Est. tax owed @ 24.0%: −$2,251
• After-tax cash flow: $7,038/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: Blackhawk SD
• NCES district ID: 4203688
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $55,517
• Composite: 44.08/100
• National rank: #2876
• State rank: #157 of 539 in PA

Livability — South Beaver

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 28,542
• Household income: $71,200
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 519.0

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 (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -76.25%
• Current HPI: 261.2703
• Rent YoY: ▲ 3.07%
• 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

+59.6% since first listed

4 events — show timeline

• 2026-05-19 Listed $39,900 West Penn MLS
• 2012-04-23 Price Changed $24,900 West Penn MLS
• 2012-04-20 Sold (MLS) $25,000 West Penn MLS
• 2012-02-07 Listed $25,000 West Penn MLS

Property tax history

-4.3%/yr

Latest (2026): $563 · +6.3% YoY. Source: county tax records.