726 Arlington Ave · New Castle, PA 16101

$225,000

2 bd · 1.0 ba · 758 sqft · MultiFamily public records · 214 Days on market

Built 1974 7,187 sqft lot ↓ 10% since listing

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A unique opportunity to own a well-known grocery outlet and live on-site in the heart of New Castle! This long-standing neighborhood staple sits on a high-traffic road with excellent visibility and a loyal customer base. The commercial space is fully equipped with a walk-in cooler, checkout counter, storage, and all essentials for a turnkey grocery operation. Whether you’re continuing a local legacy or launching your own business, this is the perfect setup. Attached is a private 2-bedroom, 1-bath home, offering a simple, convenient live-work lifestyle. Whether you’re an entrepreneur or investor, this is a unique live-work opportunity you don’t want to miss.

Key facts

• Excellent visibility
• Storage
• Checkout counter

Tags

• HIGH-TRAFFIC ROAD
• EXCELLENT VISIBILITY
• WALK-IN COOLER
• CHECKOUT COUNTER
• STORAGE
• TURNKEY GROCERY OPERATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $5 ($59/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.9% below list).
• Recommended offer: $185k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 10.1% in New Castle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 82/100 on livability (#137 in PA, #1,120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• New Castle Area SD (town): math 9% / reading 19% proficiency, ranked #519 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harry W Lockley Early Learning Center (775 students, 100% FRL); New Castle Jhs (math 6% / reading 21%, grade F, #482 of 512 statewide, top 94%, 706 students, 100% FRL); New Castle Shs (math 47% / reading 30%, grade F, #280 of 437 statewide, top 64%, 771 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 14% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the New Castle Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+20.1%/yr); 121 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $184,700 (17.9% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $76,697
• List price: $225,000
• Delta: 193.36%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-26,420
• Equity at exit: $33,548

10-year hold

• IRR: 3.9%
• Equity multiple: 1.34×
• Total profit: $21,685
• Equity at exit: $19,454

Cash invested: $63,000 (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 16101

• Home prices YoY: -26.3%
• Rents YoY: 20.1%
• Active inventory: 121
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $5

Break-even live

Break-even rent $1,841

Max offer price $225,000

Occupancy floor 95%

Sensitivity live

Price	-10% $132	-5% $69	+0% $5	+5% $-59	+10% $-122
Rent	-10% $-141	-5% $-68	+0% $5	+5% $78	+10% $151
Rate	-1.0pp $118	-0.5pp $62	base $5	+0.5pp $-53	+1.0pp $-113

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,848
Total (2 units)			$1,847

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 Williams St New Castle, PA	2.0	1.0	1026	$1,400	$1.36	46d	1	0.16mi
1056 Adams St New Castle, PA	3.0	1.0	1116	$1,500	$1.34	46d	1	0.72mi

Listing history 21 events

1. 2026-06-22
   days on market $225,000 Active 214 DOM
2. 2026-06-21
   days on market $225,000 Active 213 DOM
3. 2026-06-19
   days on market $225,000 Active 211 DOM
4. 2026-06-18
   days on market $225,000 Active 210 DOM
5. 2026-06-17
   days on market $225,000 Active 209 DOM
6. 2026-06-16
   days on market $225,000 Active 208 DOM
7. 2026-06-15
   days on market $225,000 Active 207 DOM
8. 2026-06-14
   days on market $225,000 Active 205 DOM
9. 2026-06-12
   days on market $225,000 Active 204 DOM
10. 2026-06-09
    days on market $225,000 Active 201 DOM
11. 2026-06-08
    days on market $225,000 Active 200 DOM
12. 2026-06-07
    days on market $225,000 Active 199 DOM
13. 2026-06-03
    days on market $225,000 Active 195 DOM
14. 2026-06-02
    days on market $225,000 Active 194 DOM
15. 2026-06-01
    days on market $225,000 Active 193 DOM
16. 2026-05-31
    days on market $225,000 Active 192 DOM
17. 2026-05-30
    days on market $225,000 Active 191 DOM
18. 2025-11-20
    listed $225,000 Active 683-char remark

    Show marketing remark (683 chars)

    A unique opportunity to own a well-known grocery outlet and live on-site in the heart of New Castle! This long-standing neighborhood staple sits on a high-traffic road with excellent visibility and a loyal customer base. The commercial space is fully equipped with a walk-in cooler, checkout counter, storage, and all essentials for a turnkey grocery operation. Whether you’re continuing a local legacy or launching your own business, this is the perfect setup. Attached is a private 2-bedroom, 1-bath home, offering a simple, convenient live-work lifestyle. Whether you’re an entrepreneur or investor, this is a unique live-work opportunity you don’t want to miss.

19. 2025-11-08
    historical Expired 683-char remark

    Show marketing remark (683 chars)

    A unique opportunity to own a well-known grocery outlet and live on-site in the heart of New Castle! This long-standing neighborhood staple sits on a high-traffic road with excellent visibility and a loyal customer base. The commercial space is fully equipped with a walk-in cooler, checkout counter, storage, and all essentials for a turnkey grocery operation. Whether you’re continuing a local legacy or launching your own business, this is the perfect setup. Attached is a private 2-bedroom, 1-bath home, offering a simple, convenient live-work lifestyle. Whether you’re an entrepreneur or investor, this is a unique live-work opportunity you don’t want to miss.

20. 2025-08-05
    price $225,000 683-char remark

    Show marketing remark (683 chars)

    A unique opportunity to own a well-known grocery outlet and live on-site in the heart of New Castle! This long-standing neighborhood staple sits on a high-traffic road with excellent visibility and a loyal customer base. The commercial space is fully equipped with a walk-in cooler, checkout counter, storage, and all essentials for a turnkey grocery operation. Whether you’re continuing a local legacy or launching your own business, this is the perfect setup. Attached is a private 2-bedroom, 1-bath home, offering a simple, convenient live-work lifestyle. Whether you’re an entrepreneur or investor, this is a unique live-work opportunity you don’t want to miss.

21. 2025-05-27
    listed $250,000 Active 683-char remark

    Show marketing remark (683 chars)

    A unique opportunity to own a well-known grocery outlet and live on-site in the heart of New Castle! This long-standing neighborhood staple sits on a high-traffic road with excellent visibility and a loyal customer base. The commercial space is fully equipped with a walk-in cooler, checkout counter, storage, and all essentials for a turnkey grocery operation. Whether you’re continuing a local legacy or launching your own business, this is the perfect setup. Attached is a private 2-bedroom, 1-bath home, offering a simple, convenient live-work lifestyle. Whether you’re an entrepreneur or investor, this is a unique live-work opportunity you don’t want to miss.

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,861 · $238/mo
• Expected delta: +$694/yr (+$58/mo · 32.0%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,164
• − Mortgage interest: −$12,603
• − Property taxes: −$2,167
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$6,545
• Taxable loss: −$3,823
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $976/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 Castle Area SD
• NCES district ID: 4216620
• Math proficiency: 9% ▼ -13.00%
• Reading proficiency: 19% ▼ -23.00%
• Median HH income: $30,967
• Composite: 11.08/100
• National rank: #9736
• State rank: #519 of 539 in PA

Livability — New Castle

• Score: 82/100
• State rank: #137
• US rank: #1120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, PA
• County: Lawrence County · 30,767 people
• City population: 30,767
• Metro: New Castle, PA
• Population (ZIP): 30,767
• Household income: $51,128
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1047.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.77%
• Current HPI: 159.3091
• Rent YoY: ▲ 20.05%
• Metro: New Castle, 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

-10.0% since first listed

4 events — show timeline

• 2025-11-20 Listed $225,000 West Penn MLS
• 2025-11-08 Delisted — West Penn MLS
• 2025-08-05 Price Changed $225,000 West Penn MLS
• 2025-05-27 Listed $250,000 West Penn MLS

Property tax history

+0.7%/yr

Latest (2025): $2,167 · -0.5% YoY. Source: county tax records.