24 Hillman St · Bentleyville, PA 15314

$55,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 118 Days on market

Built 1919 0.36 ac lot $60/sqft · 34% below area Est $83k · 34% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Welcome to 24 Hillman Street—an excellent opportunity for homeowners or investors alike! Nestled at the end of a quiet dead-end road in Bentleyville, this 3-bedroom, 1-bath home offers privacy, space, and potential. Situated on a generously sized lot, the property provides plenty of room for outdoor enjoyment, gardening, or future improvements. The peaceful location with minimal traffic makes it ideal for those seeking a quieter setting while still being conveniently close to local amenities, shopping, and major routes. Inside, you’ll find a functional layout with three comfortably sized bedrooms, a full bath, and inviting living spaces ready for your personal touch. Whether you’re looking to move in, renovate, or add to your investment portfolio, this home presents a great value with endless possibilities. Don’t miss your chance to own a property with space, privacy, and potential—schedule your showing today!

Key facts

• Peaceful location
• Minimal traffic
• Generously sized lot

Tags

• QUIET DEAD-END ROAD
• GENEROUSLY SIZED LOT
• PEACEFUL LOCATION
• MINIMAL TRAFFIC
• LOCAL AMENITIES
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#658 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 5.1

CMA / ARV

• ARV (median comp): $82,905
• List price: $55,000
• Delta: -33.66%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Miner Ave	0.08mi	2/1.0	889 (-2%)	10mo	$78,000	$88	84

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $7,230
• Equity at exit: $8,201

10-year hold

• IRR: 20.8%
• Equity multiple: 2.77×
• Total profit: $27,244
• Equity at exit: $4,755

Cash invested: $15,400 (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 15314

• Home prices YoY: -3.2%
• Active inventory: 16
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $253

Break-even live

Break-even rent $574

Max offer price $55,000

Occupancy floor 67%

Sensitivity live

Price	-10% $284	-5% $268	+0% $253	+5% $237	+10% $221
Rent	-10% $182	-5% $217	+0% $253	+5% $288	+10% $323
Rate	-1.0pp $280	-0.5pp $267	base $253	+0.5pp $238	+1.0pp $224

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $55,000 Active 118 DOM
2. 2026-06-18
   days on market $55,000 Active 115 DOM
3. 2026-06-17
   days on market $55,000 Active 114 DOM
4. 2026-06-16
   days on market $55,000 Active 113 DOM
5. 2026-06-15
   days on market $55,000 Active 112 DOM
6. 2026-06-13
   days on market $55,000 Active 110 DOM
7. 2026-06-13
   days on market $55,000 Active 109 DOM
8. 2026-06-09
   days on market $55,000 Active 106 DOM
9. 2026-06-08
   days on market $55,000 Active 105 DOM
10. 2026-06-07
    days on market $55,000 Active 104 DOM
11. 2026-06-03
    days on market $55,000 Active 100 DOM
12. 2026-06-02
    days on market $55,000 Active 99 DOM
13. 2026-06-01
    days on market $55,000 Active 98 DOM
14. 2026-05-31
    days on market $55,000 Active 97 DOM
15. 2026-05-01
    price $55,000 953-char remark

    Show marketing remark (953 chars)

    Welcome to 24 Hillman Street—an excellent opportunity for homeowners or investors alike! Nestled at the end of a quiet dead-end road in Bentleyville, this 3-bedroom, 1-bath home offers privacy, space, and potential. Situated on a generously sized lot, the property provides plenty of room for outdoor enjoyment, gardening, or future improvements. The peaceful location with minimal traffic makes it ideal for those seeking a quieter setting while still being conveniently close to local amenities, shopping, and major routes. Inside, you’ll find a functional layout with three comfortably sized bedrooms, a full bath, and inviting living spaces ready for your personal touch. Whether you’re looking to move in, renovate, or add to your investment portfolio, this home presents a great value with endless possibilities. Don’t miss your chance to own a property with space, privacy, and potential—schedule your showing today!

16. 2026-04-17
    status Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to 24 Hillman Street—an excellent opportunity for homeowners or investors alike! Nestled at the end of a quiet dead-end road in Bentleyville, this 3-bedroom, 1-bath home offers privacy, space, and potential. Situated on a generously sized lot, the property provides plenty of room for outdoor enjoyment, gardening, or future improvements. The peaceful location with minimal traffic makes it ideal for those seeking a quieter setting while still being conveniently close to local amenities, shopping, and major routes. Inside, you’ll find a functional layout with three comfortably sized bedrooms, a full bath, and inviting living spaces ready for your personal touch. Whether you’re looking to move in, renovate, or add to your investment portfolio, this home presents a great value with endless possibilities. Don’t miss your chance to own a property with space, privacy, and potential—schedule your showing today!

17. 2026-04-12
    historical Contingent 953-char remark

    Show marketing remark (953 chars)

    Welcome to 24 Hillman Street—an excellent opportunity for homeowners or investors alike! Nestled at the end of a quiet dead-end road in Bentleyville, this 3-bedroom, 1-bath home offers privacy, space, and potential. Situated on a generously sized lot, the property provides plenty of room for outdoor enjoyment, gardening, or future improvements. The peaceful location with minimal traffic makes it ideal for those seeking a quieter setting while still being conveniently close to local amenities, shopping, and major routes. Inside, you’ll find a functional layout with three comfortably sized bedrooms, a full bath, and inviting living spaces ready for your personal touch. Whether you’re looking to move in, renovate, or add to your investment portfolio, this home presents a great value with endless possibilities. Don’t miss your chance to own a property with space, privacy, and potential—schedule your showing today!

18. 2026-03-11
    price $60,000 953-char remark

    Show marketing remark (953 chars)

    Welcome to 24 Hillman Street—an excellent opportunity for homeowners or investors alike! Nestled at the end of a quiet dead-end road in Bentleyville, this 3-bedroom, 1-bath home offers privacy, space, and potential. Situated on a generously sized lot, the property provides plenty of room for outdoor enjoyment, gardening, or future improvements. The peaceful location with minimal traffic makes it ideal for those seeking a quieter setting while still being conveniently close to local amenities, shopping, and major routes. Inside, you’ll find a functional layout with three comfortably sized bedrooms, a full bath, and inviting living spaces ready for your personal touch. Whether you’re looking to move in, renovate, or add to your investment portfolio, this home presents a great value with endless possibilities. Don’t miss your chance to own a property with space, privacy, and potential—schedule your showing today!

19. 2026-02-23
    listed $65,000 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to 24 Hillman Street—an excellent opportunity for homeowners or investors alike! Nestled at the end of a quiet dead-end road in Bentleyville, this 3-bedroom, 1-bath home offers privacy, space, and potential. Situated on a generously sized lot, the property provides plenty of room for outdoor enjoyment, gardening, or future improvements. The peaceful location with minimal traffic makes it ideal for those seeking a quieter setting while still being conveniently close to local amenities, shopping, and major routes. Inside, you’ll find a functional layout with three comfortably sized bedrooms, a full bath, and inviting living spaces ready for your personal touch. Whether you’re looking to move in, renovate, or add to your investment portfolio, this home presents a great value with endless possibilities. Don’t miss your chance to own a property with space, privacy, and potential—schedule your showing today!

20. 2024-05-06
    soldstatus $50,000
21. 2024-01-11
    price $56,950 388-char remark

    Show marketing remark (388 chars)

    Located in Bentleyville, PA, 24 Hillman St. is a Ranch-style home situated in a QUIET cul-de-sac neighborhood. Discover its VERY SPACIOUS KITCHEN boasting ABUNDANT CABINET SPACE, complemented by THREE WELL-SIZED BEDROOMS, each offering CLOSET SPACE and AMPLE storage. Conveniently located with easy access to I-70 E, this property caters to families seeking convenience and accessibility.

22. 2023-12-18
    price $59,999 388-char remark

    Show marketing remark (388 chars)

    Located in Bentleyville, PA, 24 Hillman St. is a Ranch-style home situated in a QUIET cul-de-sac neighborhood. Discover its VERY SPACIOUS KITCHEN boasting ABUNDANT CABINET SPACE, complemented by THREE WELL-SIZED BEDROOMS, each offering CLOSET SPACE and AMPLE storage. Conveniently located with easy access to I-70 E, this property caters to families seeking convenience and accessibility.

23. 2023-12-12
    price $63,550 388-char remark

    Show marketing remark (388 chars)

    Located in Bentleyville, PA, 24 Hillman St. is a Ranch-style home situated in a QUIET cul-de-sac neighborhood. Discover its VERY SPACIOUS KITCHEN boasting ABUNDANT CABINET SPACE, complemented by THREE WELL-SIZED BEDROOMS, each offering CLOSET SPACE and AMPLE storage. Conveniently located with easy access to I-70 E, this property caters to families seeking convenience and accessibility.

24. 2023-12-11
    price $68,950 388-char remark

    Show marketing remark (388 chars)

    Located in Bentleyville, PA, 24 Hillman St. is a Ranch-style home situated in a QUIET cul-de-sac neighborhood. Discover its VERY SPACIOUS KITCHEN boasting ABUNDANT CABINET SPACE, complemented by THREE WELL-SIZED BEDROOMS, each offering CLOSET SPACE and AMPLE storage. Conveniently located with easy access to I-70 E, this property caters to families seeking convenience and accessibility.

25. 2023-12-04
    listed $72,350 Active 388-char remark

    Show marketing remark (388 chars)

    Located in Bentleyville, PA, 24 Hillman St. is a Ranch-style home situated in a QUIET cul-de-sac neighborhood. Discover its VERY SPACIOUS KITCHEN boasting ABUNDANT CABINET SPACE, complemented by THREE WELL-SIZED BEDROOMS, each offering CLOSET SPACE and AMPLE storage. Conveniently located with easy access to I-70 E, this property caters to families seeking convenience and accessibility.

26. 2021-12-15
    soldstatus $40,000
27. 1995-11-03
    soldstatus $38,000

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,703 · $142/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 3/10 Moderate 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,722
• − Mortgage interest: −$3,081
• − Property taxes: −$1,703
• − Insurance: −$275
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,600
• Taxable income: $2,347
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $2,467/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: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Bentleyville

• Score: 72/100
• State rank: #658
• US rank: #6439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentleyville, PA
• Population (ZIP): 3,490

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Serbian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.80%
• Current HPI: 208.2692
• 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

+44.7% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $55,000 West Penn MLS
• 2026-04-17 Relisted — West Penn MLS
• 2026-04-12 Contingent — West Penn MLS
• 2026-03-11 Price Changed $60,000 West Penn MLS
• 2026-02-23 Listed $65,000 West Penn MLS
• 2024-05-06 Sold (Public Records) $50,000 Public Records
• 2024-01-11 Price Changed $56,950 West Penn MLS
• 2023-12-18 Price Changed $59,999 West Penn MLS
• 2023-12-12 Price Changed $63,550 West Penn MLS
• 2023-12-11 Price Changed $68,950 West Penn MLS
• 2023-12-04 Listed $72,350 West Penn MLS
• 2021-12-15 Sold (Public Records) $40,000 Public Records
• 1995-11-03 Sold (Public Records) $38,000 Public Records

Property tax history

+10.2%/yr

Latest (2026): $1,703 · +1.6% YoY. Source: county tax records.