216 High Point Dr · Beaver, PA 16232

$275,000

None bd · None ba · 7,680 sqft · MultiFamily · 656 Days on market

Built 1973 Fair condition 1.32 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Appreciation +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Great Business Opportunity, Featuring a 4 unit complex, that is home to the established Mount Joy Lanes Bowling Alley, Restaurant, Lottery shop and residential rental unit. Conveniently located just off of I-80 exit 53. The Seller/Owner operates the bowling alley and all the equipment is owned. The residential unit is spacious and was a business unit prior to being an apartment.

Key facts

• Convenient location
• Owned equipment
• 1.32 acre lot

Tags

• ESTABLISHED BOWLING ALLEY
• CONVENIENT LOCATION
• OWNED EQUIPMENT

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $275k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $290/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 2.0% in Beaver — 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 88/100 on livability (#37 in PA, #203 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: employment C-.
• Keystone SD (rural): math 34% / reading 66% proficiency, ranked #188 of 539 in PA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 656 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 656 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.56×
• Total profit: $43,317
• Equity at exit: $55,726

10-year hold

• IRR: 20.2%
• Equity multiple: 2.89×
• Total profit: $145,679
• Equity at exit: $49,851

Cash invested: $77,000 (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 16232

• Home prices YoY: -1.3%
• Active inventory: 11
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $3,876 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $1,162

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 65%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,876
Total (4 units)			$3,876

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $275,000 Active 656 DOM
2. 2026-06-17
   days on market $275,000 Active 655 DOM
3. 2026-06-16
   days on market $275,000 Active 654 DOM
4. 2026-06-15
   days on market $275,000 Active 653 DOM
5. 2026-06-13
   days on market $275,000 Active 651 DOM
6. 2026-06-12
   days on market $275,000 Active 650 DOM
7. 2026-06-09
   days on market $275,000 Active 647 DOM
8. 2026-06-08
   days on market $275,000 Active 646 DOM
9. 2026-06-08
   days on market $275,000 Active 645 DOM
10. 2026-06-07
    days on market $275,000 Active 644 DOM
11. 2026-06-04
    days on market $275,000 Active 641 DOM
12. 2026-06-02
    days on market $275,000 Active 640 DOM
13. 2026-06-01
    days on market $275,000 Active 639 DOM
14. 2026-05-31
    days on market $275,000 Active 638 DOM
15. 2025-02-14
    status Active 381-char remark

    Show marketing remark (381 chars)

    Great Business Opportunity, Featuring a 4 unit complex, that is home to the established Mount Joy Lanes Bowling Alley, Restaurant, Lottery shop and residential rental unit. Conveniently located just off of I-80 exit 53. The Seller/Owner operates the bowling alley and all the equipment is owned. The residential unit is spacious and was a business unit prior to being an apartment.

16. 2024-08-31
    listed $275,000 Active 381-char remark

    Show marketing remark (381 chars)

    Great Business Opportunity, Featuring a 4 unit complex, that is home to the established Mount Joy Lanes Bowling Alley, Restaurant, Lottery shop and residential rental unit. Conveniently located just off of I-80 exit 53. The Seller/Owner operates the bowling alley and all the equipment is owned. The residential unit is spacious and was a business unit prior to being an apartment.

17. 2022-12-20
    listed $275,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $46,512
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,721
• − Management: −$3,721
• − Depreciation: −$8,000
• Taxable income: $10,166
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $11,499/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

A bowling alley with moderate repairs and maintenance needs, offering potential for value increase through renovations.

Repairs flagged

• Major Bowling ball return system — Visible wear and potential malfunction
• Moderate Arcade machines — Visible wear and potential malfunction
• Minor Air conditioning unit — Visible wear

Value-add opportunities

• Both Renovate bowling lanes and seating — Enhances both resale and rental value
• Rental Upgrade arcade machines — Attracts younger tenants
• Resale Paint interior walls and paneling — Improves curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Bowling ball return system · Visible wear and potential malfunction	Major	$15,000–50,000
Arcade machines · Visible wear and potential malfunction	Moderate	$3,000–15,000
Air conditioning unit · Visible wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$18,500–68,000

Value-add ROI direction

• Both Renovate bowling lanes and seating — Enhances both resale and rental value ↑
• Rental Upgrade arcade machines — Attracts younger tenants ↑
• Resale Paint interior walls and paneling — Improves curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Keystone SD
• NCES district ID: 4212720
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $45,395
• Composite: 42.22/100
• National rank: #3285
• State rank: #188 of 539 in PA

Livability — Beaver

• Score: 88/100
• State rank: #37
• US rank: #203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,565
• Population (ZIP): 4,091

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Iranian 5% Slovak 2% Serbian 2%
• Foreign-born: 0%
• Languages at home: 94% English-only · German/W. Germanic 5%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.82%
• Current HPI: 142.8245
• 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

+0.0% since first listed

3 events — show timeline

• 2025-02-14 Relisted — AVBREALTORS
• 2024-08-31 Listed $275,000 AVBREALTORS
• 2022-12-20 Listed $275,000 AVBREALTORS