320 Beallsville Rd · Bentleyville, PA 15314

$70,000

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 34 Days on market

Built 1910 8,398 sqft lot $109/sqft · 6% below area Est $75k · 6% under

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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 +23.2/30.0
• ARV discount +10.3/15.0
• DSCR +7.5/10.0
• 1% rule +6.3/10.0
• 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

Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Good schools. Easy access to I-70 and Rt 40

Key facts

• Hot water tank
• Fresh paint
• Single floor living

Tags

• NEW ROOF
• HOT WATER TANK
• FRESH PAINT
• UPDATED BATHROOM
• SINGLE FLOOR LIVING

Property features AI

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Frame construction; Asphalt roof; Home warranty included; Built on a 0.1928-acre lot
• Exterior features: Detached garage; Off-street parking

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Basement with walk-out access

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($790 rent vs $70k).
• Recommended offer: $68k (3.0% 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 $484 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $70k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $74,656
• List price: $70,000
• Delta: -6.24%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Main St	0.24mi	2/1.0 (+1)	652 (+2%)	20mo	$49,000	$75	64
42 Maple St	0.59mi	2/1.5 (+1)	724 (+13%)	9mo	$147,500	$204	36

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-3,238
• Equity at exit: $10,437

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $7,673
• Equity at exit: $6,052

Cash invested: $19,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $127

Break-even live

Break-even rent $629

Max offer price $70,000

Occupancy floor 79%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $70,000 Active 34 DOM
2. 2026-06-17
   days on market $70,000 Active 33 DOM
3. 2026-06-16
   days on market $70,000 Active 32 DOM
4. 2026-06-15
   days on market $70,000 Active 31 DOM
5. 2026-06-13
   days on market $70,000 Active 29 DOM
6. 2026-06-13
   days on market $70,000 Active 28 DOM
7. 2026-06-10
   price $70,000 Active 25 DOM
8. 2026-06-09
   days on market $79,000 Active 25 DOM
9. 2026-06-08
   days on market $79,000 Active 24 DOM
10. 2026-06-07
    days on market $79,000 Active 23 DOM
11. 2026-06-03
    days on market $79,000 Active 19 DOM
12. 2026-06-02
    days on market $79,000 Active 18 DOM
13. 2026-06-01
    days on market $79,000 Active 17 DOM
14. 2026-05-31
    days on market $79,000 Active 16 DOM
15. 2026-05-14
    listed $86,000 Active 429-char remark
16. 2020-01-08
    soldstatus $26,000 Sold 268-char remark

    Show marketing remark (268 chars)

    Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Good schools. Easy access to I-70 and Rt 40

17. 2019-10-31
    status Under Contract 268-char remark

    Show marketing remark (268 chars)

    Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Good schools. Easy access to I-70 and Rt 40

18. 2019-10-16
    status Active 268-char remark

    Show marketing remark (268 chars)

    Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Good schools. Easy access to I-70 and Rt 40

19. 2019-09-06
    status Under Contract 268-char remark

    Show marketing remark (268 chars)

    Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Good schools. Easy access to I-70 and Rt 40

20. 2019-08-28
    listed $29,900 Active 268-char remark

    Show marketing remark (268 chars)

    Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Good schools. Easy access to I-70 and Rt 40

21. 2017-08-16
    historical Withdrawn

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

22. 2017-07-25
    price $39,900

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

23. 2017-07-18
    price $44,900

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

24. 2017-07-10
    status Active

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

25. 2017-06-11
    historical Contingent

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

26. 2017-05-31
    price $49,900

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

27. 2017-05-12
    price $59,900

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

28. 2017-04-26
    listed $69,900 Active

    Show marketing remark (268 chars)

    Excellent parking for at least 5 vehicles in the oversized one car garage, in the driveway, in the parking space in front of the house and in the back yard. Updated about 5 years ago. Open floor plan. Level entry. Nice yard. Good schools. Easy access to I-70 and Rt 40

29. 2000-07-12
    soldstatus $25,000

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $9,480
• − Mortgage interest: −$3,921
• − Property taxes: −$1,211
• − Insurance: −$350
• − Repairs & maintenance: −$758
• − Management: −$758
• − Depreciation: −$2,036
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $1,416/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

+180.0% since first listed

17 events — show timeline

• 2026-06-09 Price Changed $70,000 West Penn MLS
• 2026-05-22 Price Changed $79,000 West Penn MLS
• 2026-05-14 Listed $86,000 West Penn MLS
• 2020-01-08 Sold (MLS) $26,000 West Penn MLS
• 2019-10-31 Pending — West Penn MLS
• 2019-10-16 Relisted — West Penn MLS
• 2019-09-06 Pending — West Penn MLS
• 2019-08-28 Listed $29,900 West Penn MLS
• 2017-08-16 Delisted — West Penn MLS
• 2017-07-25 Price Changed $39,900 West Penn MLS
• 2017-07-18 Price Changed $44,900 West Penn MLS
• 2017-07-10 Relisted — West Penn MLS
• 2017-06-11 Contingent — West Penn MLS
• 2017-05-31 Price Changed $49,900 West Penn MLS
• 2017-05-12 Price Changed $59,900 West Penn MLS
• 2017-04-26 Listed $69,900 West Penn MLS
• 2000-07-12 Sold (Public Records) $25,000 Public Records

Property tax history

+7.0%/yr

Latest (2026): $1,211 · +8.8% YoY. Source: county tax records.