1015 Cascade Rd · Monaca, PA 15061

$79,900

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 37 Days on market

Built 1900 9,147 sqft lot $81/sqft · 48% below area Est $155k · 48% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 1-bath home situated on a generous lot in a convenient Monaca location. Offering approximately 992 square feet of living space, this property blends classic character with everyday functionality. Inside, you'll find a comfortable layout featuring a bright living area, an eat-in kitchen, and three well-sized bedrooms. Hardwood and durable flooring throughout add to the home’s charm and practicality. Outside, the nearly 9,100 sq ft lot provides plenty of space for outdoor entertaining, gardening, or future improvements. A 2 car detached garage adds valuable parking and storage. Conveniently located near local schools, shopping, and major commuter routes, this property offers both accessibility and small-town charm. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home has great potential.

Key facts

• Covered front porch
• Wood rear deck
• Eat-in kitchen

Tags

• DETACHED GARAGE
• COVERED FRONT PORCH
• WOOD REAR DECK
• PARTIALLY FENCED YARD
• EAT-IN KITCHEN
• STORAGE SPACE IN BASEMENT

Property features AI

Finance

• Financial info: Assessed value approximately $195,800; Annual property tax approximately $1,925

Exterior

• Exterior features: 0.21-acre lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#182 in PA, #1,516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• Market conditions: 78 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 $552 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) 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 $35k; list at $80k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 5.6

CMA / ARV

• ARV (median comp): $154,959
• List price: $79,900
• Delta: -48.44%
• 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
1024 Nimick Ave	0.36mi	3/2.0	1,027 (+4%)	0mo	$250,000	$243	73
1646 Beaver Ave	0.31mi	2/— (-1)	1,024 (+3%)	11mo	$16,500	$16	66
1329 Virginia Ave	0.63mi	2/1.0 (-1)	996 (+0%)	0mo	$152,060	$153	64
909 Kazar St	0.49mi	3/2.0	1,040 (+5%)	5mo	$200,000	$192	60
1320 Eckert Rd	0.43mi	2/1.0 (-1)	1,048 (+6%)	8mo	$211,000	$201	58
1447 Pacific Ave	0.53mi	2/1.0 (-1)	1,024 (+3%)	11mo	$148,000	$145	56
119 Chambers Dr	0.22mi	2/2.0 (-1)	1,090 (+10%)	13mo	$245,000	$225	54
739 Colonial Ave	0.47mi	3/1.5	1,100 (+11%)	12mo	$162,000	$147	48
1533 Indiana Ave	0.67mi	2/1.0 (-1)	1,072 (+8%)	7mo	$150,000	$140	44
611 Alexander Ave	0.69mi	3/1.5	1,104 (+11%)	4mo	$229,900	$208	44
2706 Front St	0.63mi	3/2.0	1,104 (+11%)	16mo	$202,000	$183	35
303 13th St	0.69mi	2/2.0 (-1)	1,096 (+10%)	9mo	$159,900	$146	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $7,594
• Equity at exit: $11,913

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $33,215
• Equity at exit: $6,908

Cash invested: $22,372 (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 15061

• Home prices YoY: -28.6%
• Active inventory: 78
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $322

Break-even live

Break-even rent $776

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 3rd Ave Freedom, PA	2.0	1.0	1050	$950	$0.90	1d	1	1.01mi
1401 4th Ave #1 Freedom, PA	2.0	1.0	955	$850	$0.89	3d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $79,900 Active 37 DOM
2. 2026-06-17
   days on market $79,900 Active 36 DOM
3. 2026-06-16
   days on market $79,900 Active 35 DOM
4. 2026-06-15
   days on market $79,900 Active 34 DOM
5. 2026-06-13
   days on market $79,900 Active 32 DOM
6. 2026-06-13
   days on market $79,900 Active 31 DOM
7. 2026-06-09
   days on market $79,900 Active 28 DOM
8. 2026-06-08
   days on market $79,900 Active 27 DOM
9. 2026-06-07
   days on market $79,900 Active 26 DOM
10. 2026-06-03
    days on market $79,900 Active 22 DOM
11. 2026-06-02
    days on market $79,900 Active 21 DOM
12. 2026-06-01
    days on market $79,900 Active 20 DOM
13. 2026-05-31
    days on market $79,900 Active 19 DOM
14. 2026-05-12
    listed $79,900 Active 285-char remark
15. 2026-03-12
    listed $84,900 Active 884-char remark

    Show marketing remark (884 chars)

    Welcome to this inviting 3-bedroom, 1-bath home situated on a generous lot in a convenient Monaca location. Offering approximately 992 square feet of living space, this property blends classic character with everyday functionality. Inside, you'll find a comfortable layout featuring a bright living area, an eat-in kitchen, and three well-sized bedrooms. Hardwood and durable flooring throughout add to the home’s charm and practicality. Outside, the nearly 9,100 sq ft lot provides plenty of space for outdoor entertaining, gardening, or future improvements. A 2 car detached garage adds valuable parking and storage. Conveniently located near local schools, shopping, and major commuter routes, this property offers both accessibility and small-town charm. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home has great potential.

16. 1979-07-11
    soldstatus $34,900
17. 1975-09-01
    soldstatus $15,900
18. 1968-06-01
    soldstatus $7,000

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,192
• − Mortgage interest: −$4,476
• − Property taxes: −$1,925
• − Insurance: −$400
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,324
• Taxable income: $2,797
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $3,188/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)

No district data.

Livability — Monaca

• Score: 81/100
• State rank: #182
• US rank: #1516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monaca, PA
• County: Beaver County · 116,001 people
• City population: 12,413
• Metro: Pittsburgh, PA
• Population (ZIP): 12,413
• Household income: $73,010
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 123.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▼ -93.11%
• Current HPI: 232.6703
• Rent YoY: —
• 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

+1041.4% since first listed

5 events — show timeline

• 2026-05-12 Listed $79,900 West Penn MLS
• 2026-03-12 Listed $84,900 West Penn MLS
• 1979-07-11 Sold (Public Records) $34,900 Public Records
• 1975-09-01 Sold (Public Records) $15,900 Public Records
• 1968-06-01 Sold (Public Records) $7,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,925 · +4.3% YoY. Source: county tax records.