311 Strawberry Aly · New Brighton, PA 15066

$60,000

2 bd · 1.5 ba · 968 sqft · SingleFamily public records · 12 Days on market

Built 1910 1,742 sqft lot Est $114k · 47% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

A 2 bedroom, 2 bath home in the heart of New Brighton with tons of potential! This fixer-upper is the perfect opportunity for investors, flippers, or buyers looking to put their personal touch on a home. This property is ready for some love and TLC to truly shine! Conveniently located new the main street of New Brighton . Don't miss your chance to turn this hidden gem into something special!

Key facts

• 1,742 sq ft lot
• Parking
• Built 1910

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer; Public power
• Home design: 2-story home; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Small lot (0.04 acres)

Interior

• Kitchen: Kitchen on main level; Microwave; Refrigerator; Stove; Some gas appliances
• Bedrooms: Upper-level bedrooms (2)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating
• Interior features: 5 total rooms; Basement with interior entry; Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $60k).

Location & tenants

• Location reads 82/100 on livability (#153 in PA, #1,275 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• New Brighton Area SD (suburban): math 17% / reading 37% proficiency, ranked #458 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 17% of the median local income ($64k/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 $415 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $60k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $114,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 8th Ave	0.18mi	2/1.0	960 (-1%)	15mo	$14,000	$15	75
507 8th St	0.22mi	2/1.0	1,016 (+5%)	10mo	$49,500	$49	71
833 11th Ave	0.41mi	2/1.0	1,024 (+6%)	2mo	$87,500	$85	67
304 14th Ave	0.45mi	2/1.0	974 (+1%)	13mo	$115,000	$118	65
630 10th Ave	0.27mi	2/1.5	1,092 (+13%)	7mo	$155,000	$142	61
716 5th St	0.71mi	2/1.5	996 (+3%)	5mo	$179,000	$180	58
734 Grove Ave	0.59mi	2/1.0	960 (-1%)	20mo	$115,000	$120	52
1112 8th Ave	0.51mi	2/1.0	1,073 (+11%)	8mo	$189,000	$176	50
719 12th Ave	0.39mi	2/1.0	890 (-8%)	20mo	$62,750	$71	50
3009 33rd St	0.71mi	2/1.0	1,029 (+6%)	11mo	$99,000	$96	45
1626 2nd St	0.64mi	3/1.5 (+1)	838 (-13%)	14mo	$80,000	$95	31
1630 2nd St	0.65mi	2/1.0	834 (-14%)	20mo	$100,000	$120	28

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $7,870
• Equity at exit: $8,946

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $29,617
• Equity at exit: $5,188

Cash invested: $16,800 (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 15066

• Home prices YoY: -26.8%
• Active inventory: 42
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $927 high
• Mortgage (P&I): −$315
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $276

Break-even live

Break-even rent $578

Max offer price $60,000

Occupancy floor 65%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 3rd Ave New Brighton, PA	1.0	1.0	600	$800	$1.33	1d	1	0.05mi
816 3rd Ave Apt 4 New Brighton, PA	2.0	1.0	600	$745	$1.24	1d	1	0.26mi
1115 6th Ave Unit 302 Beaver Falls, PA	1.0	1.0	600	$699	$1.17	1d	1	1.01mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	1d	1	1.01mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.06mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	1d	1	1.15mi
1909 5th Ave New Brighton, PA	2.0–3.0	1.0–2.0	807	$1,191	$1.48	1d	3	1.22mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	43d	1	1.29mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	1d	1	1.34mi

Listing history 9 events

1. 2026-06-07
   status $60,000 Pending 12 DOM
2. 2026-06-03
   days on market $60,000 Active 12 DOM
3. 2026-06-02
   days on market $60,000 Active 11 DOM
4. 2026-06-01
   days on market $60,000 Active 10 DOM
5. 2026-05-31
   days on market $60,000 Active 9 DOM
6. 2026-05-21
   listed $60,000 Active
7. 2018-11-30
   soldstatus $22,000
8. 1999-05-28
   soldstatus $23,000
9. 1973-04-01
   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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 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: $11,126
• − Mortgage interest: −$3,361
• − Property taxes: −$1,407
• − Insurance: −$300
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$1,745
• Taxable income: $2,533
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $2,699/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 Brighton Area SD
• NCES district ID: 4216530
• Math proficiency: 17% ▼ -17.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $41,579
• Composite: 22.83/100
• National rank: #8014
• State rank: #458 of 539 in PA

Livability — New Brighton

• Score: 82/100
• State rank: #153
• US rank: #1275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brighton, PA
• County: Beaver County · 116,001 people
• City population: 12,048
• Metro: Pittsburgh, PA
• Population (ZIP): 12,048
• Household income: $63,836
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 187.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -67.49%
• Current HPI: 184.7104
• 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

+757.1% since first listed

4 events — show timeline

• 2026-05-21 Listed $60,000 West Penn MLS
• 2018-11-30 Sold (Public Records) $22,000 Public Records
• 1999-05-28 Sold (Public Records) $23,000 Public Records
• 1973-04-01 Sold (Public Records) $7,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,407 · +4.7% YoY. Source: county tax records.