20 Beech St · Leetsdale, PA 15003

$79,900

3 bd · 1.0 ba · 1,938 sqft · SingleFamily public records · 217 Days on market

Built 1970 5,227 sqft lot $41/sqft · 55% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two story six bedroom home with a large front covered porch. Enjoy the double rear covered porches, overlooking the private back yard with an above ground swimming pool and shed. Plenty of counter and cabinet space in the kitchen. Ample off-street parking in the driveway. Full, unfinished basement with two extra rooms for added storage space. Located minutes from I-79 and I-279.

Key facts

• Front covered porch
• Private back yard
• 5,227 sq ft lot

Tags

• FRONT COVERED PORCH
• DOUBLE REAR COVERED PORCHES
• PRIVATE BACK YARD
• ABOVE GROUND SWIMMING POOL
• AMPLE OFF-STREET PARKING
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#102 in PA, #745 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: health & safety D+, amenities F.
• Quaker Valley SD (suburban): math 61% / reading 82% proficiency, ranked #19 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are A-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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.49%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $176,404
• List price: $79,900
• Delta: -54.71%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
687 Valley Rd	0.32mi	4/1.0 (+1)	1,970 (+2%)	1mo	$247,000	$125	77
207 Locust St	0.23mi	3/1.0	1,650 (-15%)	1mo	$82,500	$50	63
4 Glenwood Dr	0.20mi	4/2.0 (+1)	1,782 (-8%)	7mo	$185,000	$104	62
416 Duss Ave	0.46mi	3/1.5	2,056 (+6%)	6mo	$104,000	$51	62
233 Kenney Dr	0.60mi	3/1.5	1,824 (-6%)	1mo	$318,000	$174	60
629 Maplewood Ave	0.73mi	4/1.0 (+1)	1,907 (-2%)	12mo	$175,000	$92	48
325 Elm Rd	0.36mi	3/2.0	1,656 (-15%)	10mo	$65,000	$39	46
346 Pine St	0.41mi	4/2.5 (+1)	1,767 (-9%)	11mo	$159,000	$90	46
538 Maplewood Ave	0.63mi	4/2.0 (+1)	2,082 (+7%)	5mo	$126,650	$61	45
108 Colonial Dr	0.69mi	3/1.5	1,756 (-9%)	10mo	$365,000	$208	42
27 Watson St	0.71mi	3/2.5	1,804 (-7%)	10mo	$415,000	$230	41
154 Pilgrim Dr	0.68mi	4/2.5 (+1)	1,802 (-7%)	14mo	$331,000	$184	34

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: 1.30×
• Total profit: $6,710
• Equity at exit: $11,913

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $31,298
• Equity at exit: $6,908

Cash invested: $22,372 (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 15003

• Home prices YoY: -15.7%
• Active inventory: 58
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $308

Break-even live

Break-even rent $769

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
451 Maplewood Ave Ambridge, PA	2.0	1.5	2178	$950	$0.44	43d	1	0.56mi
266 Beaver St Leetsdale, PA	3.0	1.0	1766	$1,350	$0.76	1d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $79,900 Active 217 DOM
2. 2026-06-17
   days on market $79,900 Active 216 DOM
3. 2026-06-16
   days on market $79,900 Active 215 DOM
4. 2026-06-15
   days on market $79,900 Active 214 DOM
5. 2026-06-13
   days on market $79,900 Active 212 DOM
6. 2026-06-09
   days on market $79,900 Active 208 DOM
7. 2026-06-08
   days on market $79,900 Active 207 DOM
8. 2026-06-07
   days on market $79,900 Active 206 DOM
9. 2026-06-03
   days on market $79,900 Active 202 DOM
10. 2026-06-02
    days on market $79,900 Active 201 DOM
11. 2026-06-01
    days on market $79,900 Active 200 DOM
12. 2026-05-31
    days on market $79,900 Active 199 DOM
13. 2026-05-15
    price $79,900 390-char remark

    Show marketing remark (390 chars)

    Spacious two story six bedroom home with a large front covered porch. Enjoy the double rear covered porches, overlooking the private back yard with an above ground swimming pool and shed. Plenty of counter and cabinet space in the kitchen. Ample off-street parking in the driveway. Full, unfinished basement with two extra rooms for added storage space. Located minutes from I-79 and I-279.

14. 2026-03-17
    price $99,900 390-char remark

    Show marketing remark (390 chars)

    Spacious two story six bedroom home with a large front covered porch. Enjoy the double rear covered porches, overlooking the private back yard with an above ground swimming pool and shed. Plenty of counter and cabinet space in the kitchen. Ample off-street parking in the driveway. Full, unfinished basement with two extra rooms for added storage space. Located minutes from I-79 and I-279.

15. 2025-11-13
    listed $129,900 Active 390-char remark

    Show marketing remark (390 chars)

    Spacious two story six bedroom home with a large front covered porch. Enjoy the double rear covered porches, overlooking the private back yard with an above ground swimming pool and shed. Plenty of counter and cabinet space in the kitchen. Ample off-street parking in the driveway. Full, unfinished basement with two extra rooms for added storage space. Located minutes from I-79 and I-279.

16. 2025-11-04
    historical Expired 757-char remark

    Show marketing remark (757 chars)

    Spacious 2.5 Story Home in the Quaker Valley School District. Convenient Location Makes Commuting a Breeze with Quick Access to Entire Region with Minutes Access to Rte. 65, I-279, I-79 and I-376. Large Foyer. Roomy Livingroom with Plenty of Natural Sunlight. Formal Dining Room. Cozy Kitchen with Ample Wood Cabinets. Refrigerator and Gas Stove Included. Baths a Plenty with 2.5 Baths. 4 BRS on 2nd Floor Plus 2 BRS and Full Bath on 3rd Floor. Full Basement with 2 Storage Rooms. Includes Washer and Dryer. Additional Refrigerator Included as Well. Semi-Private Area in Rear with Above Ground Pool and Shed. Covered Front Porch. Covered Double Porches in Rear. Driveway Allows Off-Street Parking For 3 Vehicles. Previously Was a Duplex. Needs a Little TLC!

17. 2025-09-09
    price $129,900 757-char remark

    Show marketing remark (757 chars)

    Spacious 2.5 Story Home in the Quaker Valley School District. Convenient Location Makes Commuting a Breeze with Quick Access to Entire Region with Minutes Access to Rte. 65, I-279, I-79 and I-376. Large Foyer. Roomy Livingroom with Plenty of Natural Sunlight. Formal Dining Room. Cozy Kitchen with Ample Wood Cabinets. Refrigerator and Gas Stove Included. Baths a Plenty with 2.5 Baths. 4 BRS on 2nd Floor Plus 2 BRS and Full Bath on 3rd Floor. Full Basement with 2 Storage Rooms. Includes Washer and Dryer. Additional Refrigerator Included as Well. Semi-Private Area in Rear with Above Ground Pool and Shed. Covered Front Porch. Covered Double Porches in Rear. Driveway Allows Off-Street Parking For 3 Vehicles. Previously Was a Duplex. Needs a Little TLC!

18. 2025-07-22
    listed $139,900 Active 757-char remark

    Show marketing remark (757 chars)

    Spacious 2.5 Story Home in the Quaker Valley School District. Convenient Location Makes Commuting a Breeze with Quick Access to Entire Region with Minutes Access to Rte. 65, I-279, I-79 and I-376. Large Foyer. Roomy Livingroom with Plenty of Natural Sunlight. Formal Dining Room. Cozy Kitchen with Ample Wood Cabinets. Refrigerator and Gas Stove Included. Baths a Plenty with 2.5 Baths. 4 BRS on 2nd Floor Plus 2 BRS and Full Bath on 3rd Floor. Full Basement with 2 Storage Rooms. Includes Washer and Dryer. Additional Refrigerator Included as Well. Semi-Private Area in Rear with Above Ground Pool and Shed. Covered Front Porch. Covered Double Porches in Rear. Driveway Allows Off-Street Parking For 3 Vehicles. Previously Was a Duplex. Needs a Little TLC!

19. 2000-11-22
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,907
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,324
• Taxable income: $2,617
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,066/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: Quaker Valley SD
• NCES district ID: 4219860
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $70,633
• Composite: 62.5/100
• National rank: #686
• State rank: #19 of 539 in PA

Livability — Leetsdale

• Score: 84/100
• State rank: #102
• US rank: #745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leetsdale, PA
• County: Beaver County · 116,001 people
• City population: 1,034
• Metro: Pittsburgh, PA
• Population (ZIP): 11,387
• Household income: $59,550
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 397.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Black 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.42%
• Current HPI: 249.8525
• 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

+59.8% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $79,900 West Penn MLS
• 2026-03-17 Price Changed $99,900 West Penn MLS
• 2025-11-13 Listed $129,900 West Penn MLS
• 2025-11-04 Delisted — West Penn MLS
• 2025-09-09 Price Changed $129,900 West Penn MLS
• 2025-07-22 Listed $139,900 West Penn MLS
• 2000-11-22 Sold (Public Records) $50,000 Public Records

Property tax history

+1.2%/yr

Latest (2026): $4,697 · +3.7% YoY. Source: county tax records.