1540 Virginia Ave · Monaca, PA 15061

$61,900

2 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 170 Days on market

Built 1900 3,484 sqft lot $45/sqft · 60% below area ↓ 2% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this two bedroom, one bath home with single detached garage. Take a drive by and see if this may be your next investment.

Key facts

• 3,484 sq ft lot
• Built 1900
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#182 in PA, #1,516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• Market conditions: 78 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $428 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $42k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.98% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.23%
• DSCR: 2.30
• GRM: 4.2

CMA / ARV

• ARV (median comp): $153,163
• List price: $61,900
• Delta: -59.59%
• 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
1213 Virginia Ave	0.24mi	3/1.5 (+1)	1,290 (-5%)	3mo	$105,000	$81	70
1224 Indiana Ave	0.26mi	3/2.0 (+1)	1,320 (-3%)	10mo	$190,000	$144	65
1213 Indiana Ave	0.29mi	3/1.5 (+1)	1,470 (+8%)	4mo	$222,000	$151	63
1201 Marshall Rd	0.63mi	3/1.0 (+1)	1,372 (+1%)	9mo	$165,000	$120	57
1199 Marshall Rd	0.64mi	3/2.0 (+1)	1,333 (-2%)	2mo	$225,000	$169	56
1536 Marshall Rd	0.57mi	3/1.0 (+1)	1,280 (-6%)	4mo	$65,000	$51	54
2026 Marshall Rd	0.70mi	3/1.5 (+1)	1,306 (-4%)	2mo	$248,000	$190	52
1146 Chestnut St	0.62mi	3/2.0 (+1)	1,440 (+6%)	2mo	$215,000	$149	51
1215 Cascade Rd	0.61mi	3/2.0 (+1)	1,316 (-4%)	8mo	$225,000	$171	50
600 Indiana Ave	0.69mi	3/2.5 (+1)	1,288 (-6%)	1mo	$190,000	$148	47
1012 Blaine Rd	0.70mi	3/2.0 (+1)	1,248 (-8%)	2mo	$225,000	$180	43
627 Wayne Ave	0.69mi	3/2.0 (+1)	1,170 (-14%)	2mo	$203,000	$174	33

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $16,946
• Equity at exit: $9,229

10-year hold

• IRR: 31.7%
• Equity multiple: 3.87×
• Total profit: $49,745
• Equity at exit: $5,352

Cash invested: $17,332 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$325
• Tax from tax record: −$195 /mo · $2,339/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $422

Break-even live

Break-even rent $690

Max offer price $61,900

Occupancy floor 61%

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Locust Dr Monaca, PA	3.0	2.5	1320	$1,650	$1.25	14d	1	0.83mi
635 3rd Ave Freedom, PA	2.0	1.0	1050	$950	$0.90	1d	1	0.88mi
2014 Birch Rd Monaca, PA	3.0	2.5	1192	$1,825	$1.53	1d	1	0.96mi
243 Pennsylvania Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,100	$1.10	14d	1	1.10mi
526 Adams St Unit 2 Rochester, PA	3.0	1.0	1000	$850	$0.85	44d	1	1.22mi
230 W Madison St Unit 6 Rochester, PA	2.0	1.0	975	$1,100	$1.13	1d	1	1.30mi
467 Reno St Rochester, PA	3.0	1.0	1092	$1,200	$1.10	1d	1	1.33mi
1401 4th Ave #1 Freedom, PA	2.0	1.0	955	$850	$0.89	3d	1	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $61,900 Active 170 DOM
2. 2026-06-17
   days on market $61,900 Active 169 DOM
3. 2026-06-16
   days on market $61,900 Active 168 DOM
4. 2026-06-15
   days on market $61,900 Active 167 DOM
5. 2026-06-13
   days on market $61,900 Active 165 DOM
6. 2026-06-13
   days on market $61,900 Active 164 DOM
7. 2026-06-09
   days on market $61,900 Active 161 DOM
8. 2026-06-08
   days on market $61,900 Active 160 DOM
9. 2026-06-07
   days on market $61,900 Active 159 DOM
10. 2026-06-03
    days on market $61,900 Active 155 DOM
11. 2026-06-02
    days on market $61,900 Active 154 DOM
12. 2026-06-01
    days on market $61,900 Active 153 DOM
13. 2026-05-31
    days on market $61,900 Active 152 DOM
14. 2025-12-30
    listed $61,900 Active 143-char remark

    Show marketing remark (143 chars)

    Opportunity awaits in this two bedroom, one bath home with single detached garage. Take a drive by and see if this may be your next investment.

15. 2000-08-08
    soldstatus $42,000 74-char remark

    Show marketing remark (74 chars)

    HUD SOLD AS-IS GET INFO SUB BID AT WWW. FIRSTPRESTON. COM CASE#-442-183384

16. 2000-06-22
    soldstatus $42,000
17. 2000-05-11
    listed $42,000 74-char remark

    Show marketing remark (74 chars)

    HUD SOLD AS-IS GET INFO SUB BID AT WWW. FIRSTPRESTON. COM CASE#-442-183384

18. 1996-10-09
    soldstatus $63,000

ⓘ 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: $2,339 · $195/mo
• Projected year-2 tax: $2,339 · $195/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 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 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: $14,696
• − Mortgage interest: −$3,467
• − Property taxes: −$2,339
• − Insurance: −$310
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$1,801
• Taxable income: $4,428
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $4,003/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 — Monaca

• Score: 81/100
• State rank: #182
• US rank: #1516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monaca, PA
• County: Beaver County · 116,001 people
• City population: 12,413
• 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

-1.7% since first listed

5 events — show timeline

• 2025-12-30 Listed $61,900 West Penn MLS
• 2000-08-08 Sold (MLS) $42,000 West Penn MLS
• 2000-06-22 Sold (Public Records) $42,000 Public Records
• 2000-05-11 Listed $42,000 West Penn MLS
• 1996-10-09 Sold (Public Records) $63,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $2,339 · +4.3% YoY. Source: county tax records.