107 Stubler Ln · West Mayfield, PA 15010

$65,000

1 bd · 1.0 ba · 528 sqft · SingleFamily public records · 235 Days on market

Built 1930 0.40 ac lot $123/sqft · 20% below area Est $82k · 20% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private and peaceful, this 1 bedroom, 1 bath home is tucked away on a . 4-acre lot just waiting for you to make it your own or add to your investment portfolio. A blank slate in need of TLC. Nice room sizes. Full basement. 1 car garage. Deck. Large private backyard. Chippewa Township. Blackhawk School District. Public utilities. Conveniently located near schools, colleges, county and international airports, shopping, parks and Route 376 and turnpike. Centrally located to Cranberry, Pittsburgh and Youngstown.

Key facts

• Private backyard
• Full basement
• Public utilities

Tags

• PRIVATE BACKYARD
• FULL BASEMENT
• PUBLIC UTILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#282 in PA, #2,514 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: health & safety C-, schools D+, employment D+.
• Blackhawk SD (rural): math 43% / reading 59% proficiency, ranked #157 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.1%/yr); 143 active listings in the ZIP; 3 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 16% of the median local income ($71k/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 $449 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 + 3.1% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $65k implies a 442% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.48% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 5.6

CMA / ARV

• ARV (median comp): $81,566
• List price: $65,000
• Delta: -20.31%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2709 20th Street Ext	0.64mi	1/1.0	480 (-9%)	16mo	$30,000	$63	42

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $8,459
• Equity at exit: $9,692

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $32,074
• Equity at exit: $5,620

Cash invested: $18,200 (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 15010

• Home prices YoY: -22.6%
• Rents YoY: 3.1%
• Active inventory: 143
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $960 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $297

Break-even live

Break-even rent $585

Max offer price $65,000

Occupancy floor 64%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	1d	1	0.56mi
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	1d	1	0.56mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	1d	1	0.76mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $65,000 Pending 235 DOM
2. 2026-06-09
   days on market $65,000 Active 233 DOM
3. 2026-06-08
   days on market $65,000 Active 232 DOM
4. 2026-06-07
   days on market $65,000 Active 231 DOM
5. 2026-06-03
   days on market $65,000 Active 227 DOM
6. 2026-06-02
   days on market $65,000 Active 226 DOM
7. 2026-06-01
   days on market $65,000 Active 225 DOM
8. 2026-05-31
   days on market $65,000 Active 224 DOM
9. 2025-12-12
   price $70,000 513-char remark

   Show marketing remark (513 chars)

   Private and peaceful, this 1 bedroom, 1 bath home is tucked away on a . 4-acre lot just waiting for you to make it your own or add to your investment portfolio. A blank slate in need of TLC. Nice room sizes. Full basement. 1 car garage. Deck. Large private backyard. Chippewa Township. Blackhawk School District. Public utilities. Conveniently located near schools, colleges, county and international airports, shopping, parks and Route 376 and turnpike. Centrally located to Cranberry, Pittsburgh and Youngstown.

10. 2025-10-23
    status Active 513-char remark

    Show marketing remark (513 chars)

    Private and peaceful, this 1 bedroom, 1 bath home is tucked away on a . 4-acre lot just waiting for you to make it your own or add to your investment portfolio. A blank slate in need of TLC. Nice room sizes. Full basement. 1 car garage. Deck. Large private backyard. Chippewa Township. Blackhawk School District. Public utilities. Conveniently located near schools, colleges, county and international airports, shopping, parks and Route 376 and turnpike. Centrally located to Cranberry, Pittsburgh and Youngstown.

11. 2025-10-14
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Private and peaceful, this 1 bedroom, 1 bath home is tucked away on a . 4-acre lot just waiting for you to make it your own or add to your investment portfolio. A blank slate in need of TLC. Nice room sizes. Full basement. 1 car garage. Deck. Large private backyard. Chippewa Township. Blackhawk School District. Public utilities. Conveniently located near schools, colleges, county and international airports, shopping, parks and Route 376 and turnpike. Centrally located to Cranberry, Pittsburgh and Youngstown.

12. 2025-10-08
    listed $79,000 Active 513-char remark

    Show marketing remark (513 chars)

    Private and peaceful, this 1 bedroom, 1 bath home is tucked away on a . 4-acre lot just waiting for you to make it your own or add to your investment portfolio. A blank slate in need of TLC. Nice room sizes. Full basement. 1 car garage. Deck. Large private backyard. Chippewa Township. Blackhawk School District. Public utilities. Conveniently located near schools, colleges, county and international airports, shopping, parks and Route 376 and turnpike. Centrally located to Cranberry, Pittsburgh and Youngstown.

13. 1988-10-04
    soldstatus $12,000
14. 1968-09-01
    soldstatus $6,500

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,127 · $94/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,524
• − Mortgage interest: −$3,641
• − Property taxes: −$1,127
• − Insurance: −$325
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$1,891
• Taxable income: $2,696
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $2,914/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: Blackhawk SD
• NCES district ID: 4203688
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $55,517
• Composite: 44.08/100
• National rank: #2876
• State rank: #157 of 539 in PA

Livability — West Mayfield

• Score: 78/100
• State rank: #282
• US rank: #2514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 28,542
• Household income: $71,200
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 519.0

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 (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▼ -76.25%
• Current HPI: 261.2703
• Rent YoY: ▲ 3.07%
• 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

+976.9% since first listed

6 events — show timeline

• 2025-12-12 Price Changed $70,000 West Penn MLS
• 2025-10-23 Relisted — West Penn MLS
• 2025-10-14 Pending — West Penn MLS
• 2025-10-08 Listed $79,000 West Penn MLS
• 1988-10-04 Sold (Public Records) $12,000 Public Records
• 1968-09-01 Sold (Public Records) $6,500 Public Records

Property tax history

+0.4%/yr

Latest (2026): $1,127 · +3.3% YoY. Source: county tax records.