121 Valley Rd · Economy, PA 15143

$188,500

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 11 Days on market

Built 1940 1.00 ac lot

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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 +12.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

15 Minutes to Cranberry/Wexford or Interstate 79, 18 minutes to Sewickley or Route 65, comes your private log cabin nestled on an acre of land in Economy Boro. This house comes with a plethora of updates and a 1.5 stall detached garage. New bathroom, carpet/flooring, electrical, insulation, roof, 5 windows, and an exterior french drain ALL IN 2018. This place is move-in ready! Hot Water and Furnace just 7 years old. Live here and Get Paid - property has income from oil rights between $500-$1,000 per year! (EX: $855 in 2019).

Key facts

• Tree stand
• Wooded backyard
• Trail camera

Tags

• PRIVATE 1 ACRE PROPERTY
• WOODED BACKYARD
• TREE STAND
• TRAIL CAMERA
• NEWLY REMODELED OWNERS SUITE
• WALK IN CLOSET

Property features AI

Exterior

• Parking: Detached garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Asphalt roof
• Exterior features: Lot dimensions approximately 385 x 102 x 362 x 100

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall/window air conditioning units
• Interior features: Window treatments; Electric fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-15 ($-177/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (17.8% below list).
• Recommended offer: $155k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.8% in Economy — 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 69/100 on livability (#855 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Ambridge Area SD (suburban): math 23% / reading 48% proficiency, ranked #408 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Economy El Sch (math 47% / reading 77%, grade B, #313 of 1,518 statewide, top 24%, 447 students, 100% FRL); Ambridge Area Ms (math 13% / reading 45%, grade F, #391 of 512 statewide, top 77%, 467 students, 99% FRL); Ambridge Area Hs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 733 students, 92% FRL) — zoned schools average 97% FRL vs 43% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; high-income renter base; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 14% of the median local income ($133k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $124k; list at $188k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,907 (17.8% below list)

Questions for the listing agent

1. 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?
2. Built in 1940 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-31,501
• Equity at exit: $28,106

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-28,706
• Equity at exit: $16,298

Cash invested: $52,780 (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 15143

• Active inventory: 138
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$989
• Tax from tax record: −$171 /mo · $2,058/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-15

Break-even live

Break-even rent $1,568

Max offer price $185,894

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $39	+0% $-15	+5% $-68	+10% $-121
Rent	-10% $-137	-5% $-76	+0% $-15	+5% $46	+10% $108
Rate	-1.0pp $80	-0.5pp $33	base $-15	+0.5pp $-64	+1.0pp $-113

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-16
   status $188,500 Pending 11 DOM
2. 2026-06-15
   days on market $188,500 Contingent 11 DOM
3. 2026-06-13
   days on market $188,500 Contingent 9 DOM
4. 2026-06-13
   days on market $188,500 Contingent 8 DOM
5. 2026-06-09
   days on market $188,500 Contingent 5 DOM
6. 2026-06-08
   days on market $188,500 Contingent 4 DOM
7. 2026-06-08
   status $188,500 Contingent 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $188,500 Active 3 DOM

ⓘ 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: $2,058 · $171/mo
• Projected year-2 tax: $2,518 · $210/mo
• Expected delta: +$460/yr (+$38/mo · 22.4%)

ⓘ 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 ≥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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,589
• − Mortgage interest: −$10,559
• − Property taxes: −$2,058
• − Insurance: −$942
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$5,484
• Taxable loss: −$3,428
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $646/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: Ambridge Area SD
• NCES district ID: 4202440
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $49,514
• Composite: 30.62/100
• National rank: #6190
• State rank: #408 of 539 in PA

Livability — Economy

• Score: 69/100
• State rank: #855
• US rank: #8973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Economy, PA
• County: Allegheny County · 1,022,028 people
• City population: 9,574
• Metro: Pittsburgh, PA
• Population (ZIP): 21,851
• Household income: $132,674
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 408.0

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 (83%)
• Race & ethnicity: White 83% Asian 8% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 2% Italian 2%
• Foreign-born: 8% · China, Canada
• Languages at home: 90% English-only · Other Asian/Pacific 3% Other Indo-European 3% Chinese 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: ▼ -209.16%
• Current HPI: 262.7986
• 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

+3178.3% since first listed

7 events — show timeline

• 2026-06-04 Listed $188,500 West Penn MLS
• 2022-07-01 Pending — West Penn MLS
• 2022-07-01 Sold (Public Records) $124,000 Public Records
• 2022-07-01 Sold (MLS) $124,000 West Penn MLS
• 2022-05-18 Contingent — West Penn MLS
• 2022-04-21 Listed $130,000 West Penn MLS
• 1955-07-01 Sold (Public Records) $5,750 Public Records

Property tax history

+4.9%/yr

Latest (2026): $2,058 · +1.4% YoY. Source: county tax records.