323 Hillside Ave · Ellwood City, PA 16117

$90,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 69 Days on market

Built 1939 3,920 sqft lot $86/sqft · 6% below area Est $96k · 6% 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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick 2-story home offering 3 bedrooms, 2 full baths, and approximately 1,044 square feet. This home features a functional layout with main-level living spaces including a living room, dining room, kitchen, and a full bath, while all three bedrooms and an additional full bath are located on the upper level. Generous room sizes and classic character provide a strong foundation for your updates and improvements. The home offers great bones and a layout that allows for a variety of renovation possibilities, along with ample storage throughout. A nicely sized, semi-finished basement adds valuable additional space, ideal for a second living area, recreation room, home office, or flex space to fit your needs. The basement also includes a dedicated tool/storage area. Step outside to a covered back porch that creates a private outdoor space, perfect for relaxing, entertaining, or creating your own backyard retreat. Recent updates include a hot water tank approximately 5 years old and a furnace that was serviced about 6 years ago. Conveniently located just minutes from downtown Ellwood City, Ewing Park, local shops, dining, and community amenities, with easy access to Route 65 for commuting. Enjoy a location that offers both small-town charm and everyday convenience.

Key facts

• Solid brick home
• Covered back porch
• 3,920 sq ft lot

Tags

• SOLID BRICK HOME
• MAIN-LEVEL LIVING SPACES
• SEMI-FINISHED BASEMENT
• COVERED BACK PORCH
• DEDICATED TOOL STORAGE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 5.7% in Ellwood City — 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 72/100 on livability (#610 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Ellwood City Area SD (town): math 28% / reading 56% proficiency, ranked #334 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Side Primary School (364 students, 58% FRL); Hartman Intrmd Sch (math 25% / reading 64%, grade D, #194 of 512 statewide, top 39%, 263 students, 58% FRL); Lincoln Jshs (math 32% / reading 52%, grade F, #232 of 437 statewide, top 57%, 672 students, 53% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $90k implies a 683% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.50% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.00%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $95,541
• List price: $90,000
• Delta: -5.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Division Ave	0.07mi	3/1.5	1,144 (+10%)	2mo	$180,000	$157	77
832 Western St	0.27mi	2/1.0 (-1)	1,036 (-1%)	6mo	$79,500	$77	76
612 5th St	0.16mi	2/1.0 (-1)	1,006 (-4%)	11mo	$94,000	$93	72
719 Crescent Ave	0.42mi	2/1.0 (-1)	1,024 (-2%)	2mo	$61,890	$60	70
44 Franklin Ave	0.31mi	2/1.5 (-1)	1,081 (+4%)	4mo	$161,000	$149	70
309 Crescent Ave	0.29mi	2/2.0 (-1)	1,132 (+8%)	0mo	$25,000	$22	63
183 Pittsburgh Cir	0.70mi	3/1.0	1,050 (+1%)	7mo	$142,500	$136	61
76 Summit Ave	0.32mi	2/2.0 (-1)	960 (-8%)	3mo	$45,000	$47	60
1405 Francis St	0.58mi	3/1.0	1,088 (+4%)	10mo	$35,000	$32	58
420 Old Zelienople Rd	0.60mi	2/1.0 (-1)	1,008 (-3%)	9mo	$120,000	$119	54
222 Keystone Way	0.46mi	2/1.0 (-1)	938 (-10%)	6mo	$30,125	$32	52
524 Frances St	0.67mi	2/1.0 (-1)	960 (-8%)	4mo	$122,000	$127	47

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $18,821
• Equity at exit: $13,419

10-year hold

• IRR: 26.8%
• Equity multiple: 3.35×
• Total profit: $59,323
• Equity at exit: $7,782

Cash invested: $25,200 (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 16117

• Home prices YoY: -7.5%
• Active inventory: 53
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $525

Break-even live

Break-even rent $686

Max offer price $90,000

Occupancy floor 56%

Sensitivity live

Price	-10% $576	-5% $550	+0% $525	+5% $499	+10% $474
Rent	-10% $418	-5% $472	+0% $525	+5% $578	+10% $632
Rate	-1.0pp $570	-0.5pp $548	base $525	+0.5pp $502	+1.0pp $478

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Hazel Ave Ellwood City, PA	3.0	1.5	1037	$1,350	$1.30	5d	1	1.11mi

Listing history 23 events

1. 2026-06-22
   days on market $90,000 Active 69 DOM
2. 2026-06-19
   days on market $90,000 Active 66 DOM
3. 2026-06-18
   price $90,000 Active 65 DOM
4. 2026-06-18
   days on market $120,000 Active 65 DOM
5. 2026-06-17
   days on market $120,000 Active 64 DOM
6. 2026-06-16
   days on market $120,000 Active 63 DOM
7. 2026-06-15
   days on market $120,000 Active 62 DOM
8. 2026-06-14
   days on market $120,000 Active 60 DOM
9. 2026-06-12
   days on market $120,000 Active 59 DOM
10. 2026-06-09
    days on market $120,000 Active 56 DOM
11. 2026-06-08
    days on market $120,000 Active 55 DOM
12. 2026-06-07
    days on market $120,000 Active 54 DOM
13. 2026-06-03
    days on market $120,000 Active 50 DOM
14. 2026-06-02
    days on market $120,000 Active 49 DOM
15. 2026-06-01
    days on market $120,000 Active 48 DOM
16. 2026-05-31
    days on market $120,000 Active 47 DOM
17. 2026-05-30
    days on market $120,000 Active 46 DOM
18. 2026-04-13
    listed $120,000 Active 1284-char remark

    Show marketing remark (1284 chars)

    Solid brick 2-story home offering 3 bedrooms, 2 full baths, and approximately 1,044 square feet. This home features a functional layout with main-level living spaces including a living room, dining room, kitchen, and a full bath, while all three bedrooms and an additional full bath are located on the upper level. Generous room sizes and classic character provide a strong foundation for your updates and improvements. The home offers great bones and a layout that allows for a variety of renovation possibilities, along with ample storage throughout. A nicely sized, semi-finished basement adds valuable additional space, ideal for a second living area, recreation room, home office, or flex space to fit your needs. The basement also includes a dedicated tool/storage area. Step outside to a covered back porch that creates a private outdoor space, perfect for relaxing, entertaining, or creating your own backyard retreat. Recent updates include a hot water tank approximately 5 years old and a furnace that was serviced about 6 years ago. Conveniently located just minutes from downtown Ellwood City, Ewing Park, local shops, dining, and community amenities, with easy access to Route 65 for commuting. Enjoy a location that offers both small-town charm and everyday convenience.

19. 2017-03-06
    historical Expired 417-char remark

    Show marketing remark (417 chars)

    This brick home gives you 3 bedrooms(1 on first and 2 up), spacious kitchen, separate dining room, living-room with direct access onto enclosed front porch with a view, 2 1/2 baths, full basement with finished area for added living space. Private " Old World" back yard w/ terraced gardens. Newer detached 2 car garage w/ storage room under. This is a well maintained home convenient to Schools and Churches

20. 2016-12-21
    status Active 417-char remark

    Show marketing remark (417 chars)

    This brick home gives you 3 bedrooms(1 on first and 2 up), spacious kitchen, separate dining room, living-room with direct access onto enclosed front porch with a view, 2 1/2 baths, full basement with finished area for added living space. Private " Old World" back yard w/ terraced gardens. Newer detached 2 car garage w/ storage room under. This is a well maintained home convenient to Schools and Churches

21. 2016-11-15
    historical Contingent 417-char remark

    Show marketing remark (417 chars)

    This brick home gives you 3 bedrooms(1 on first and 2 up), spacious kitchen, separate dining room, living-room with direct access onto enclosed front porch with a view, 2 1/2 baths, full basement with finished area for added living space. Private " Old World" back yard w/ terraced gardens. Newer detached 2 car garage w/ storage room under. This is a well maintained home convenient to Schools and Churches

22. 2016-04-26
    listed $44,500 Active 417-char remark

    Show marketing remark (417 chars)

    This brick home gives you 3 bedrooms(1 on first and 2 up), spacious kitchen, separate dining room, living-room with direct access onto enclosed front porch with a view, 2 1/2 baths, full basement with finished area for added living space. Private " Old World" back yard w/ terraced gardens. Newer detached 2 car garage w/ storage room under. This is a well maintained home convenient to Schools and Churches

23. 1957-02-01
    soldstatus $11,500

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$519/yr (+$43/mo · 134.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$5,041
• − Property taxes: −$385
• − Insurance: −$450
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,618
• Taxable income: $5,113
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $5,072/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: Ellwood City Area SD
• NCES district ID: 4209240
• Math proficiency: 28% ▼ -17.00%
• Reading proficiency: 56% ▼ -14.00%
• Median HH income: $44,230
• Composite: 35.49/100
• National rank: #4921
• State rank: #334 of 539 in PA

Livability — Ellwood City

• Score: 72/100
• State rank: #610
• US rank: #5866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellwood City, PA
• Population (ZIP): 16,013

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -20.81%
• Current HPI: 257.3336
• Rent YoY: —
• Metro: —
• 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

+943.5% since first listed

6 events — show timeline

• 2026-04-13 Listed $120,000 West Penn MLS
• 2017-03-06 Delisted — West Penn MLS
• 2016-12-21 Relisted — West Penn MLS
• 2016-11-15 Contingent — West Penn MLS
• 2016-04-26 Listed $44,500 West Penn MLS
• 1957-02-01 Sold (Public Records) $11,500 Public Records

Property tax history

+0.3%/yr

Latest (2026): $385 · +0.0% YoY. Source: county tax records.