522 E Division St · New Castle, PA 16101

$84,999

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 105 Days on market

Built 1947 9,583 sqft lot $102/sqft · 19% above area Est $71k · 19% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity, currently rented cape cod.

Key facts

• 9,583 sq ft lot
• Built 1947
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 8.7% in New Castle — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#137 in PA, #1,120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• New Castle Area SD (town): math 9% / reading 19% proficiency, ranked #519 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+20.1%/yr); 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,349 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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: 1.68% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.56%
• DSCR: 2.14
• GRM: 5.0

CMA / ARV

• ARV (median comp): $71,370
• List price: $84,999
• Delta: 19.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Dushane St	0.24mi	2/1.5 (-1)	848 (+2%)	6mo	$90,000	$106	74
718 Mabel St	0.10mi	2/1.0 (-1)	800 (-4%)	22mo	$50,000	$63	65
1112 Pollock Ave	0.35mi	2/1.0 (-1)	896 (+8%)	0mo	$12,000	$13	65
709 Arlington Ave	0.50mi	3/1.0	862 (+4%)	7mo	$25,000	$29	65
1112 Summit St	0.30mi	2/1.0 (-1)	936 (+12%)	6mo	$75,000	$80	56
1417 Randolph St	0.74mi	3/1.0	888 (+7%)	0mo	$78,326	$88	54
706 E Long Ave	0.45mi	3/1.5	935 (+12%)	10mo	$65,000	$70	48
827 E Pearl St	0.55mi	2/1.5 (-1)	816 (-2%)	21mo	$119,000	$146	46
908 Cadet St	0.58mi	3/1.0	925 (+11%)	10mo	$75,000	$81	45
1102 1/2 Pollock Ave	0.33mi	2/1.5 (-1)	944 (+14%)	13mo	$49,800	$53	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.10×
• Total profit: $26,098
• Equity at exit: $12,674

10-year hold

• IRR: 35.7%
• Equity multiple: 5.15×
• Total profit: $98,804
• Equity at exit: $7,349

Cash invested: $23,800 (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 16101

• Home prices YoY: -26.3%
• Rents YoY: 20.1%
• Active inventory: 118
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $507

Break-even live

Break-even rent $786

Max offer price $84,999

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 Williams St New Castle, PA	2.0	1.0	1026	$1,400	$1.36	44d	1	0.41mi
1056 Adams St New Castle, PA	3.0	1.0	1116	$1,500	$1.34	44d	1	0.96mi

Listing history 22 events

1. 2026-06-19
   days on market $84,999 Active 105 DOM
2. 2026-06-18
   days on market $84,999 Active 104 DOM
3. 2026-06-17
   days on market $84,999 Active 103 DOM
4. 2026-06-16
   days on market $84,999 Active 102 DOM
5. 2026-06-15
   days on market $84,999 Active 101 DOM
6. 2026-06-14
   days on market $84,999 Active 99 DOM
7. 2026-06-12
   days on market $84,999 Active 98 DOM
8. 2026-06-09
   days on market $84,999 Active 95 DOM
9. 2026-06-08
   days on market $84,999 Active 94 DOM
10. 2026-06-07
    days on market $84,999 Active 93 DOM
11. 2026-06-03
    days on market $84,999 Active 89 DOM
12. 2026-06-02
    days on market $84,999 Active 88 DOM
13. 2026-06-01
    days on market $84,999 Active 87 DOM
14. 2026-05-31
    days on market $84,999 Active 86 DOM
15. 2026-05-30
    days on market $84,999 Active 85 DOM
16. 2026-04-16
    price $84,999 50-char remark

    Show marketing remark (50 chars)

    Investment Opportunity, currently rented cape cod.

17. 2026-03-05
    listed $91,999 Active 50-char remark

    Show marketing remark (50 chars)

    Investment Opportunity, currently rented cape cod.

18. 2022-02-14
    soldstatus $804,000
19. 2014-03-31
    listed $20,000 75-char remark

    Show marketing remark (75 chars)

    REO Foreclosure property sold "as is" without repair or warranty.

20. 1998-09-10
    soldstatus $45,000
21. 1998-09-10
    soldstatus $45,000
22. 1998-05-12
    listed $49,876

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,129
• − Mortgage interest: −$4,761
• − Property taxes: −$1,675
• − Insurance: −$425
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,473
• Taxable income: $5,055
• Est. tax owed @ 24.0%: −$1,213
• After-tax cash flow: $4,870/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: New Castle Area SD
• NCES district ID: 4216620
• Math proficiency: 9% ▼ -13.00%
• Reading proficiency: 19% ▼ -23.00%
• Median HH income: $30,967
• Composite: 11.08/100
• National rank: #9736
• State rank: #519 of 539 in PA

Livability — New Castle

• Score: 82/100
• State rank: #137
• US rank: #1120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, PA
• County: Lawrence County · 30,767 people
• City population: 30,767
• Metro: New Castle, PA
• Population (ZIP): 30,767
• Household income: $51,128
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1047.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.77%
• Current HPI: 159.3091
• Rent YoY: ▲ 20.05%
• Metro: New Castle, 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

+70.4% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $84,999 West Penn MLS
• 2026-03-05 Listed $91,999 West Penn MLS
• 2022-02-14 Sold (Public Records) $804,000 Public Records
• 2014-03-31 Listed $20,000 West Penn MLS
• 1998-09-10 Sold (Public Records) $45,000 Public Records
• 1998-09-10 Sold (MLS) $45,000 West Penn MLS
• 1998-05-12 Listed $49,876 West Penn MLS

Property tax history

+1.1%/yr

Latest (2025): $1,675 · -0.5% YoY. Source: county tax records.