634 14th St · Monaca, PA 15061

$54,500

3 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 182 Days on market

Built 1900 3,484 sqft lot $37/sqft · 62% 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
• 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

Great Property for Investors. 3 Bedroom in a Great Location

Key facts

• 3,484 sq ft lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (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 at typical pace (median 14d on market — plan ~3-4 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 $377 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $47,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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. 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 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?
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: 2.58% ✓
• Cap rate: 21.57%
• Cash-on-cash: 54.55%
• DSCR: 3.43
• GRM: 3.2

CMA / ARV

• ARV (median comp): $141,692
• List price: $54,500
• Delta: -61.54%
• 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 Indiana Ave	0.36mi	3/1.5	1,470 (-0%)	4mo	$222,000	$151	78
1146 Chestnut St	0.42mi	3/2.0	1,440 (-2%)	2mo	$215,000	$149	71
1213 Virginia Ave	0.26mi	3/1.5	1,290 (-12%)	3mo	$105,000	$81	63
1168 Elm St	0.48mi	4/2.0 (+1)	1,485 (+1%)	8mo	$260,000	$175	60
807 Kaye Ave	0.28mi	3/2.5	1,642 (+12%)	4mo	$232,000	$141	59
1180 Charles St	0.58mi	3/1.0	1,550 (+5%)	7mo	$100,000	$65	58
1199 Marshall Rd	0.45mi	3/2.0	1,333 (-9%)	2mo	$225,000	$169	58
1536 Marshall Rd	0.45mi	3/1.0	1,280 (-13%)	4mo	$65,000	$51	54
2026 Marshall Rd	0.62mi	3/1.5	1,306 (-11%)	2mo	$248,000	$190	49
216 6th St	0.60mi	3/1.5	1,650 (+12%)	2mo	$162,000	$98	48
1199 Mcclelland St	0.64mi	4/2.0 (+1)	1,584 (+8%)	4mo	$330,000	$208	46
600 Indiana Ave	0.60mi	3/2.5	1,288 (-12%)	1mo	$190,000	$148	44

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: 52.8%
• Equity multiple: 3.32×
• Total profit: $35,400
• Equity at exit: $8,126

10-year hold

• IRR: 58.0%
• Equity multiple: 6.76×
• Total profit: $87,908
• Equity at exit: $4,712

Cash invested: $15,260 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$286
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $694

Break-even live

Break-even rent $528

Max offer price $54,500

Occupancy floor 46%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1228 Eckert Rd Monaca, PA	4.0	1.0	1185	$1,550	$1.31	43d	1	0.55mi
1003 Locust Dr Monaca, PA	3.0	2.5	1320	$1,650	$1.25	14d	1	0.68mi
2014 Birch Rd Monaca, PA	3.0	2.5	1192	$1,825	$1.53	1d	1	0.91mi
635 3rd Ave Freedom, PA	2.0	1.0	1050	$950	$0.90	1d	1	1.09mi
243 Pennsylvania Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,100	$1.10	14d	1	1.13mi
526 Adams St Unit 2 Rochester, PA	3.0	1.0	1000	$850	$0.85	43d	1	1.26mi
230 W Madison St Unit 6 Rochester, PA	2.0	1.0	975	$1,100	$1.13	1d	1	1.27mi
467 Reno St Rochester, PA	3.0	1.0	1092	$1,200	$1.10	1d	1	1.34mi

Listing history 25 events

1. 2026-06-16
   days on market $54,500 Active 182 DOM
2. 2026-06-15
   days on market $54,500 Active 181 DOM
3. 2026-06-13
   days on market $54,500 Active 179 DOM
4. 2026-06-13
   pricedays on market $54,500 Active 178 DOM
5. 2026-06-09
   days on market $64,500 Active 175 DOM
6. 2026-06-08
   days on market $64,500 Active 174 DOM
7. 2026-06-07
   days on market $64,500 Active 173 DOM
8. 2026-06-03
   days on market $64,500 Active 169 DOM
9. 2026-06-02
   days on market $64,500 Active 168 DOM
10. 2026-06-01
    days on market $64,500 Active 167 DOM
11. 2026-05-31
    days on market $64,500 Active 166 DOM
12. 2026-04-01
    price $64,500 59-char remark

    Show marketing remark (59 chars)

    Great Property for Investors. 3 Bedroom in a Great Location

13. 2025-12-14
    listed $79,500 Active 59-char remark

    Show marketing remark (59 chars)

    Great Property for Investors. 3 Bedroom in a Great Location

14. 2025-11-19
    soldstatus $85,930
15. 2025-02-28
    historical Expired 560-char remark

    Show marketing remark (560 chars)

    Welcome to this charming 3-bedroom home. Recently updated with vinyl flooring, freshly painted kitchen cabinets, and new paint and light fixtures. this home offers a modern yet cozy feel. The hot water tank and furnace have been recently serviced, ensuring peace of mind, and the newer service entrance adds to its efficiency. Enjoy the picturesque views of the valley from the inviting front porch, perfect for relaxing. Whether you're searching for a starter home or a turn-key rental property to enhance your portfolio, this home is a fantastic opportunity.

16. 2024-09-22
    listed $130,000 Active 560-char remark

    Show marketing remark (560 chars)

    Welcome to this charming 3-bedroom home. Recently updated with vinyl flooring, freshly painted kitchen cabinets, and new paint and light fixtures. this home offers a modern yet cozy feel. The hot water tank and furnace have been recently serviced, ensuring peace of mind, and the newer service entrance adds to its efficiency. Enjoy the picturesque views of the valley from the inviting front porch, perfect for relaxing. Whether you're searching for a starter home or a turn-key rental property to enhance your portfolio, this home is a fantastic opportunity.

17. 2024-04-23
    historical $1,100
18. 2024-01-23
    price $1,100
19. 2023-12-20
    listed $900
20. 2023-07-26
    status Pending
21. 2023-07-25
    soldstatus $45,000 Closed
22. 2023-06-09
    historical Contingent
23. 2023-03-07
    price $69,900
24. 2023-01-30
    listed $79,900 Active
25. 1995-01-12
    soldstatus $12,000

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 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: $16,869
• − Mortgage interest: −$3,053
• − Property taxes: −$1,299
• − Insurance: −$272
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$1,585
• Taxable income: $7,960
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,415/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

+437.5% since first listed

14 events — show timeline

• 2026-04-01 Price Changed $64,500 West Penn MLS
• 2025-12-14 Listed $79,500 West Penn MLS
• 2025-11-19 Sold (Public Records) $85,930 Public Records
• 2025-02-28 Delisted — West Penn MLS
• 2024-09-22 Listed $130,000 West Penn MLS
• 2024-04-23 Rental Removed $1,100 WPMLS
• 2024-01-23 Price Changed $1,100 WPMLS
• 2023-12-20 Listed for Rent $900 WPMLS
• 2023-07-26 Pending — West Penn MLS
• 2023-07-25 Sold (MLS) $45,000 West Penn MLS
• 2023-06-09 Contingent — West Penn MLS
• 2023-03-07 Price Changed $69,900 West Penn MLS
• 2023-01-30 Listed $79,900 West Penn MLS
• 1995-01-12 Sold (Public Records) $12,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,299 · +4.3% YoY. Source: county tax records.