1317 4th Ave · Conway, PA 15027

$109,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 12 Days on market

Built 1910 3,049 sqft lot

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Freshly renovated and move-in ready! This beautifully updated home features a modernized kitchen with stylish finishes, fresh paint throughout the interior and exterior that adds great curb appeal. Step outside to the back patio and enjoy the newly installed privacy fence, creating the perfect backyard retreat, along with a brand-new retaining wall and steps for added functionality and appeal. Additional parking located behind the property offers extra convenience. A great opportunity to own an updated home with practical improvements already completed!

Key facts

• Modernized kitchen
• Additional parking
• 3,049 sq ft lot

Tags

• MODERNIZED KITCHEN
• NEWLY INSTALLED PRIVACY FENCE
• BRAND-NEW RETAINING WALL
• ADDITIONAL PARKING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Exterior features: 0.07-acre lot; Resale property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Basement with walk-up access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).

Location & tenants

• Location reads 79/100 on livability (#264 in PA, #2,329 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, commute D+, schools D.
• 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: 9 active listings in the ZIP; 2 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 $754 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $245,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1706 Foote St	0.41mi	2/1.0	1,035 (+3%)	8mo	$235,000	$227	70
1413 Porter St	0.25mi	3/1.5 (+1)	1,050 (+4%)	8mo	$256,320	$244	68
1113 Foote St	0.30mi	3/1.0 (+1)	1,094 (+8%)	5mo	$163,000	$149	62
1040 Catherine Dr	0.44mi	3/2.0 (+1)	954 (-5%)	3mo	$245,000	$257	59
129 Anne St	0.61mi	2/1.0	1,028 (+2%)	12mo	$239,000	$232	59
744 N Gross St	0.38mi	3/1.0 (+1)	900 (-11%)	2mo	$210,000	$233	58
1517 Foote St	0.36mi	3/2.0 (+1)	930 (-8%)	6mo	$240,000	$258	57
628 S Gross St	0.29mi	3/1.0 (+1)	914 (-9%)	12mo	$233,000	$255	56
1412 Foote St	0.28mi	3/2.0 (+1)	936 (-7%)	16mo	$244,500	$261	53
736 N Gross St	0.37mi	3/2.0 (+1)	1,120 (+11%)	12mo	$257,500	$230	45
1737 Porter St	0.47mi	3/2.0 (+1)	924 (-8%)	14mo	$245,000	$265	44
712 Snyder St	0.37mi	3/2.5 (+1)	1,138 (+13%)	8mo	$275,000	$242	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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-8,632
• Equity at exit: $16,252

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,139
• Equity at exit: $9,424

Cash invested: $30,520 (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 15027

• Home prices YoY: -6.8%
• Active inventory: 9
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $142

Break-even live

Break-even rent $938

Max offer price $109,000

Occupancy floor 82%

Sensitivity live

Price	-10% $203	-5% $172	+0% $142	+5% $111	+10% $80
Rent	-10% $53	-5% $97	+0% $142	+5% $186	+10% $230
Rate	-1.0pp $197	-0.5pp $169	base $142	+0.5pp $113	+1.0pp $85

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1417 4th Ave Conway, PA	3.0	1.0	1440	$1,145	$0.80	8d	1	0.08mi
1401 4th Ave #1 Freedom, PA	2.0	1.0	955	$850	$0.89	4d	1	1.33mi

Listing history 5 events

1. 2026-06-03
   status $109,000 Pending 12 DOM
2. 2026-06-02
   days on market $109,000 Active 12 DOM
3. 2026-06-01
   days on market $109,000 Active 11 DOM
4. 2026-05-31
   days on market $109,000 Active 10 DOM
5. 2026-05-21
   listed $109,000 Active

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,607 · $134/mo
• Expected delta: +$115/yr (+$10/mo · 7.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $13,413
• − Mortgage interest: −$6,106
• − Property taxes: −$1,492
• − Insurance: −$545
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,171
• Taxable loss: −$47
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,711/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 — Conway

• Score: 79/100
• State rank: #264
• US rank: #2329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conway, PA
• City population: 2,136
• Population (ZIP): 2,136

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 (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Subsaharan African 2% Serbian 1%
• Foreign-born: 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: ▼ -20.15%
• Current HPI: 276.1254
• 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

1 event — show timeline

• 2026-05-21 Listed $109,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $1,492 · +4.8% YoY. Source: county tax records.