514 5th Ave · Freedom, PA 15042

$19,900

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 36 Days on market

Built 1900 6,098 sqft lot $25/sqft · 73% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Estate Sale, home being sold strictly as-is, where-is. Seller/POA have no knowledge of property condition, systems, or history. No repairs, credits, or warranties will be provided. Ideal for investor or rehab buyer. Buyer(s) responsible for all inspections, certifications, and due diligence. Cash only. POF required with offer.

Key facts

• 6,098 sq ft lot
• Built 1900
• Listed 36 days

Property features AI

Finance

• Financial info: Assessed value $104,800; Annual taxes $976

Exterior

• Home design: 2-story; Brick construction; Asphalt roof
• Construction: Built with brick; Asphalt roof
• Exterior features: 0.14-acre lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#154 in PA, #1,281 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 3 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $20k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 4.38% ✓
• Cap rate: 36.11%
• Cash-on-cash: 106.50%
• DSCR: 5.74
• GRM: 1.9

CMA / ARV

• ARV (median comp): $73,124
• List price: $19,900
• Delta: -72.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
940 6th Ave	0.34mi	2/1.5	832 (+3%)	19mo	$144,000	$173	62
1701 Indiana Ave	0.73mi	1/1.0 (-1)	756 (-7%)	5mo	$74,000	$98	46

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: —
• Equity multiple: 6.08×
• Total profit: $28,320
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 12.74×
• Total profit: $65,411
• Equity at exit: $1,721

Cash invested: $5,572 (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 15042

• Active inventory: 38
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $495

Break-even live

Break-even rent $246

Max offer price $19,900

Occupancy floor 38%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 3rd Ave Freedom, PA	2.0	1.0	1050	$950	$0.90	1d	1	0.16mi
635 3rd Ave Unit 2 Freedom, PA	1.0	1.0	600	$795	$1.32	23d	1	0.16mi
1401 4th Ave #1 Freedom, PA	2.0	1.0	955	$850	$0.89	3d	1	0.73mi

Listing history 20 events

1. 2026-06-18
   days on market $19,900 Active 36 DOM
2. 2026-06-17
   price $19,900 Active 35 DOM
3. 2026-06-17
   days on market $23,000 Active 35 DOM
4. 2026-06-16
   days on market $23,000 Active 34 DOM
5. 2026-06-15
   days on market $23,000 Active 33 DOM
6. 2026-06-13
   days on market $23,000 Active 31 DOM
7. 2026-06-09
   days on market $23,000 Active 27 DOM
8. 2026-06-08
   days on market $23,000 Active 26 DOM
9. 2026-06-07
   days on market $23,000 Active 25 DOM
10. 2026-06-05
    days on market $23,000 Active 22 DOM
11. 2026-06-03
    days on market $23,000 Active 21 DOM
12. 2026-06-02
    days on market $23,000 Active 20 DOM
13. 2026-06-02
    price $23,000 Active 19 DOM
14. 2026-06-01
    days on market $27,000 Active 19 DOM
15. 2026-05-31
    days on market $27,000 Active 18 DOM
16. 2026-05-13
    listed $27,000 Active 364-char remark
17. 2026-03-25
    historical Expired 328-char remark

    Show marketing remark (328 chars)

    Estate Sale, home being sold strictly as-is, where-is. Seller/POA have no knowledge of property condition, systems, or history. No repairs, credits, or warranties will be provided. Ideal for investor or rehab buyer. Buyer(s) responsible for all inspections, certifications, and due diligence. Cash only. POF required with offer.

18. 2026-03-06
    historical Contingent 328-char remark

    Show marketing remark (328 chars)

    Estate Sale, home being sold strictly as-is, where-is. Seller/POA have no knowledge of property condition, systems, or history. No repairs, credits, or warranties will be provided. Ideal for investor or rehab buyer. Buyer(s) responsible for all inspections, certifications, and due diligence. Cash only. POF required with offer.

19. 2026-02-07
    listed $15,000 Active 328-char remark

    Show marketing remark (328 chars)

    Estate Sale, home being sold strictly as-is, where-is. Seller/POA have no knowledge of property condition, systems, or history. No repairs, credits, or warranties will be provided. Ideal for investor or rehab buyer. Buyer(s) responsible for all inspections, certifications, and due diligence. Cash only. POF required with offer.

20. 1973-12-01
    soldstatus $7,900

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/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 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $10,458
• − Mortgage interest: −$1,115
• − Property taxes: −$976
• − Insurance: −$100
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$579
• Taxable income: $6,016
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $4,490/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — Freedom

• Score: 82/100
• State rank: #154
• US rank: #1281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freedom, PA
• Population (ZIP): 7,859

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 1%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% 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: ▼ -156.69%
• Current HPI: 241.6334
• 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

+151.9% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $19,900 West Penn MLS
• 2026-06-01 Price Changed $23,000 West Penn MLS
• 2026-05-13 Listed $27,000 West Penn MLS
• 2026-03-25 Delisted — West Penn MLS
• 2026-03-06 Contingent — West Penn MLS
• 2026-02-07 Listed $15,000 West Penn MLS
• 1973-12-01 Sold (Public Records) $7,900 Public Records

Property tax history

-2.3%/yr

Latest (2026): $976 · +2.3% YoY. Source: county tax records.