123 Wilhelm Dr · Beaver, PA 15061

$100,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 3 Days on market

Built 1954 1.24 ac lot $93/sqft · 55% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 123 Wilhelm Dr! This home is already on its way to a refreshed, modern layout and is set up to be a 3 bed, 2 bath—perfect for an investor or buyer looking to finish and customize. As you arrive, you’ll find off-street parking w/ a driveway and a 1-car integral garage for added convenience. Exterior updates include newer siding, soffit, fascia, gutters, and a new roof for added curb appeal and peace of mind. Inside, the rehab has begun w/ updated electrical throughout, new HVAC, and newly framed walls that open up the space to create a more modern, functional flow. Brand new windows have just been installed, bringing in great natural light and improved effic

Key facts

• Updated electrical
• Driveway
• Integral garage

Tags

• OFF-STREET PARKING
• DRIVEWAY
• INTEGRAL GARAGE
• NEWER SIDING
• NEW ROOF
• UPDATED ELECTRICAL

Property features AI

Exterior

• Parking: Attached garage; Built-in parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: 1.24-acre lot; Public transportation nearby

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Basement; Hardwood floors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.2% 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-.
• Market conditions: 78 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1954 — 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. 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?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $222,748
• List price: $100,000
• Delta: -55.11%
• 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
123 Wilhelm Dr	0.00mi	3/2.0	1,080 (0%)	1mo	$100,000	$93	95
242 Stone Quarry Rd	0.59mi	3/1.0	1,002 (-7%)	0mo	$155,000	$155	60
300 Center Manor Dr	0.20mi	3/2.0	1,194 (+11%)	12mo	$190,000	$159	59
142 Wickham Dr	0.47mi	3/2.0	1,008 (-7%)	7mo	$227,500	$226	57
286 Todd Ln	0.30mi	3/2.5	1,152 (+7%)	17mo	$230,000	$200	55
102 Morgan Ln	0.59mi	3/1.5	1,134 (+5%)	10mo	$59,000	$52	54
111 Crest Dr	0.51mi	3/2.0	1,166 (+8%)	6mo	$260,000	$223	54
152 Wickham Dr	0.49mi	3/1.5	996 (-8%)	14mo	$210,000	$211	50
161 Warrencliff Dr	0.69mi	3/1.5	1,168 (+8%)	6mo	$229,900	$197	48
107 Oakcrest Dr	0.63mi	3/2.0	1,137 (+5%)	15mo	$280,000	$246	45
1281 Chapel Rd	0.71mi	3/2.0	1,215 (+12%)	5mo	$280,000	$230	38
125 York Way	0.66mi	3/1.5	1,228 (+14%)	14mo	$225,700	$184	32

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $9,882
• Equity at exit: $14,910

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $42,268
• Equity at exit: $8,646

Cash invested: $28,000 (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 15061

• Home prices YoY: -28.6%
• Active inventory: 78
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $409

Break-even live

Break-even rent $885

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Milne Dr Monaca, PA	1.0–2.0	1.0–1.5	897	$1,100	$1.23	1d	3	0.43mi
204 Katerina Dr Monaca, PA	2.0	1.5	1467	$1,610	$1.10	44d	1	0.65mi
1003 Locust Dr Monaca, PA	3.0	2.5	1320	$1,650	$1.25	14d	1	1.31mi
1228 Eckert Rd Monaca, PA	4.0	1.0	1185	$1,550	$1.31	44d	1	1.46mi

Listing history 4 events

1. 2026-05-08
   status Pending 1021-char remark
2. 2026-05-05
   listed $100,000 Active 1021-char remark
3. 1977-07-01
   soldstatus $43,300
4. 1971-12-01
   soldstatus $20,500

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/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 ≥97°F today · 15 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: $16,833
• − Mortgage interest: −$5,602
• − Property taxes: −$1,595
• − Insurance: −$500
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,909
• Taxable income: $3,534
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $4,062/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 — 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

• County: Beaver County · 116,001 people
• City population: 15,565
• 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

+387.8% since first listed

6 events — show timeline

• 2026-06-03 Sold (Public Records) $100,000 Public Records
• 2026-05-29 Sold (MLS) $100,000 West Penn MLS
• 2026-05-08 Pending — West Penn MLS
• 2026-05-05 Listed $100,000 West Penn MLS
• 1977-07-01 Sold (Public Records) $43,300 Public Records
• 1971-12-01 Sold (Public Records) $20,500 Public Records

Property tax history

-0.5%/yr

Latest (2026): $1,595 · +3.2% YoY. Source: county tax records.