102 W Midland Ave · Midland, PA 15059

$38,000

3 bd · 1.0 ba · — sqft · MultiFamily · 120 Days on market

Built 1916 Poor condition 2,613 sqft lot Est $65k · 42% under

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Why this score? — see what drove the A- 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
• Appreciation +7.1/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

Key facts

• Massive space
• Full kitchen
• New plumbing

Tags

• MASSIVE SPACE
• FULL KITCHEN
• NEW PLUMBING
• NEW CARPET
• INTEGRAL GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $38k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#770 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: health & safety C-, employment D+, amenities F.
• Midland Borough SD (town): math 40% / reading 65% proficiency, ranked #400 of 658 in PA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($263 loan paydown + $2k appreciation (4.3% local appreciation)).
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $9k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $38k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,580 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.65% ✓
• Cap rate: 23.09%
• Cash-on-cash: 59.99%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $65,290
• List price: $38,000
• Delta: -41.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110/112 W Midland Ave	0.01mi	4/2.0 (+1)	—	1mo	$52,000	—	77
115/117 W Midland Ave	0.03mi	4/2.0 (+1)	—	2mo	$80,000	—	75
6-8 Midland Ave	0.12mi	4/2.0 (+1)	—	15mo	$17,000	—	61
628-632 Beaver Ave	0.61mi	4/4.0 (+1)	—	18mo	$130,680	—	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 4.86×
• Total profit: $41,122
• Equity at exit: $19,907

10-year hold

• IRR: 64.6%
• Equity multiple: 10.01×
• Total profit: $95,844
• Equity at exit: $33,082

Cash invested: $10,640 (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 15059

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,006 high
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $532

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 42%

Sensitivity live

Price	-10% $558	-5% $545	+0% $532	+5% $519	+10% $506
Rent	-10% $452	-5% $492	+0% $532	+5% $572	+10% $611
Rate	-1.0pp $551	-0.5pp $542	base $532	+0.5pp $522	+1.0pp $512

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Midland Heights Cir Unit MHH-16A Midland, PA	3.0	1.0	911	$995	$1.09	2d	1	0.30mi
100 Midland Heights Cir Midland, PA	2.0–4.0	1.0	945	$1,022	$1.08	2d	9	0.34mi
13 Midland Heights Cir Unit MHH-13D Midland, PA	2.0	1.0	715	$895	$1.25	11d	1	0.35mi
22 4th St Midland, PA	3.0	1.0	1200	$825	$0.69	2d	1	0.36mi
07 Midland Heights Cir Unit MHH-07E Midland, PA	3.0	1.0	911	$995	$1.09	44d	1	0.37mi
22 Midland Heights Cir Unit MHH-22A Midland, PA	2.0	1.0	715	$895	$1.25	2d	1	0.38mi
30 Midland Heights Cir Unit MHH-30E Midland, PA	4.0	2.0	1176	$1,200	$1.02	2d	1	0.38mi
03 Midland Heights Cir Unit MHH-03F Midland, PA	2.0	1.0	715	$795	$1.11	21d	1	0.39mi
23 Midland Heights Cir Unit MHH-23A Midland, PA	3.0	1.0	911	$1,050	$1.15	2d	1	0.39mi
23 Midland Heights Cir Unit MHH-23B Midland, PA	3.0	1.0	911	$1,050	$1.15	21d	1	0.39mi
5 Midland Heights Cir Unit MHH-05B Midland, PA	2.0	1.0	715	$695	$0.97	19d	1	0.39mi
5 Midland Heights Cir Unit MHH-05A Midland, PA	2.0	1.0	715	$795	$1.11	21d	1	0.39mi
66 Midland Heights Cir Unit MHH-66B Midland, PA	2.0	1.0	715	$895	$1.25	44d	1	0.44mi
38 Midland Heights Cir Unit MHH-38C Midland, PA	2.0	1.0	715	$895	$1.25	2d	1	0.46mi
40 Midland Heights Cir Unit MHH-40E Midland, PA	4.0	2.0	1176	$1,250	$1.06	17d	1	0.47mi
58 Midland Heights Cir Unit MHH-58B Midland, PA	3.0	1.0	911	$1,050	$1.15	15d	1	0.51mi
542 Midland Ave Unit B Midland, PA	2.0	1.0	—	$795	—	2d	1	0.52mi
51 Midland Heights Cir Unit MHH-51C Midland, PA	2.0	1.0	715	$795	$1.11	11d	1	0.54mi
50 Midland Heights Cir Unit MHH-50B Midland, PA	2.0	1.0	715	$895	$1.25	8d	1	0.55mi
1069 Midland Ave Midland, PA	2.0	1.0	800	$950	$1.19	2d	1	1.05mi

Listing history 25 events

1. 2026-06-18
   days on market $38,000 Active 120 DOM
2. 2026-06-17
   days on market $38,000 Active 119 DOM
3. 2026-06-16
   days on market $38,000 Active 118 DOM
4. 2026-06-15
   days on market $38,000 Active 117 DOM
5. 2026-06-13
   days on market $38,000 Active 115 DOM
6. 2026-06-09
   days on market $38,000 Active 111 DOM
7. 2026-06-08
   days on market $38,000 Active 110 DOM
8. 2026-06-07
   days on market $38,000 Active 109 DOM
9. 2026-06-03
   days on market $38,000 Active 105 DOM
10. 2026-06-02
    days on market $38,000 Active 104 DOM
11. 2026-06-01
    pricedays on market $38,000 Active 103 DOM
12. 2026-05-31
    days on market $42,000 Active 102 DOM
13. 2026-05-06
    price $42,000 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

14. 2026-02-18
    listed $47,000 Active 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

15. 2025-12-03
    historical Expired 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

16. 2025-10-01
    price $49,000 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

17. 2025-07-26
    status Active 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

18. 2025-07-10
    status Pending 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

19. 2025-03-06
    status Active 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

20. 2025-02-15
    status Pending 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

21. 2024-12-04
    listed $65,000 Active 464-char remark

    Show marketing remark (464 chars)

    INVESTOR DELIGHT! Add this great commercial/residential property to your portfolio. The first floor was a well known grocery store/deli at one time and it's a massive space ready to be modified to your needs. If zoning allows, this would be perfect for a retail store, laundromat, gaming lounge, gym, the list goes on! Upstairs is a spacious, 3 bed, 1 bath apartment w/ full kitchen with new plumbing and all new carpet. The integral garage is definitely a plus!

22. 2023-03-21
    soldstatus $25,000 Closed
23. 2023-02-24
    historical Contingent
24. 2023-01-06
    price $27,000
25. 2022-11-10
    listed $35,000 Active

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

Taxation est. · year 1

• Rental income: $12,069
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$1,105
• Taxable income: $6,144
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $4,908/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.

Condition & rehab AI · 12 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, but the massive space and potential for commercial use make it a great investment opportunity.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major kitchen cabinets — Outdated and worn
• Major bathroom fixtures — Old and worn
• Major flooring — Worn and outdated
• Major interior walls — Peeling paint and outdated wallpaper
• Major HVAC units — Older units, likely inefficient

Value-add opportunities

• Both Modernize exterior — Modern exterior can attract both buyers and renters
• Both Update kitchen — Modern kitchen can attract both buyers and renters
• Both Renovate bathrooms — Renovated bathrooms can attract both buyers and renters
• Both Replace flooring — New flooring can attract both buyers and renters
• Both Paint interior walls — Fresh paint can attract both buyers and renters
• Both Upgrade HVAC units — Modern HVAC can attract both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Old and worn	Major	$15,000–50,000
flooring · Worn and outdated	Major	$15,000–50,000
interior walls · Peeling paint and outdated wallpaper	Major	$15,000–50,000
HVAC units · Older units, likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Modernize exterior — Modern exterior can attract both buyers and renters ↑
• Both Update kitchen — Modern kitchen can attract both buyers and renters ↑
• Both Renovate bathrooms — Renovated bathrooms can attract both buyers and renters ↑
• Both Replace flooring — New flooring can attract both buyers and renters ↑
• Both Paint interior walls — Fresh paint can attract both buyers and renters ↑
• Both Upgrade HVAC units — Modern HVAC can attract both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Midland Borough SD
• NCES district ID: 4215270
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $28,231
• Composite: 44.65/100
• National rank: #6008
• State rank: #400 of 658 in PA

Livability — Midland

• Score: 70/100
• State rank: #770
• US rank: #7732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midland, PA
• County: Beaver County · 116,001 people
• City population: 4,070
• Metro: Pittsburgh, PA
• Population (ZIP): 4,070
• Household income: $66,231
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 43.0

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 (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Serbian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▲ 4.29%
• Current HPI: 243.9961
• 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

+20.0% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $42,000 West Penn MLS
• 2026-02-18 Listed $47,000 West Penn MLS
• 2025-12-03 Delisted — West Penn MLS
• 2025-10-01 Price Changed $49,000 West Penn MLS
• 2025-07-26 Relisted — West Penn MLS
• 2025-07-10 Pending — West Penn MLS
• 2025-03-06 Relisted — West Penn MLS
• 2025-02-15 Pending — West Penn MLS
• 2024-12-04 Listed $65,000 West Penn MLS
• 2023-03-21 Sold (MLS) $25,000 West Penn MLS
• 2023-02-24 Contingent — West Penn MLS
• 2023-01-06 Price Changed $27,000 West Penn MLS
• 2022-11-10 Listed $35,000 West Penn MLS