105 Penn Ave · Bentleyville, PA 15314

$30,000

2 bd · 1.0 ba · 682 sqft · SingleFamily public records · 166 Days on market

Built 1949 4,839 sqft lot $44/sqft · 52% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

EXTERIOR COMPLETE – INTERIOR BLANK SLATE : INVESTOR SPECIAL IN BENTWORTH SCHOOLS. Unlock the potential of this 2-bedroom, 1-bathroom bungalow located in the heart of Bentleyville, PA. Perfect for investors, house flippers, or DIY homeowners, this property offers the ultimate "head start" on a renovation. The heavy lifting on the exterior is already finished, featuring a brand-new roof and new vinyl siding. The interior has been demoed down to the studs, providing a clean, blank slate for your framed floor plan and modern finishes. Skip the demolition phase and go straight to finishes and mechanicals! Dead end road, yet close to: Shopping, dining & recreation <1mile, 2minutes to I70, 12 miles to Tanger Outlets & Casino & 30miles to downtown Pitts!

Key facts

• Close to recreation
• Brand new roof
• Close to dining

Tags

• BRAND NEW ROOF
• NEW VINYL SIDING
• DEAD END ROAD
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO RECREATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $30k).
• Recommended offer: $26k (12.0% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $30k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1949 — 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: 2.78% ✓
• Cap rate: 22.56%
• Cash-on-cash: 58.11%
• DSCR: 3.59
• GRM: 3.0

CMA / ARV

• ARV (median comp): $62,235
• List price: $30,000
• Delta: -51.80%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.7%
• Equity multiple: 3.51×
• Total profit: $21,088
• Equity at exit: $4,473

10-year hold

• IRR: 61.7%
• Equity multiple: 7.18×
• Total profit: $51,889
• Equity at exit: $2,594

Cash invested: $8,400 (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: 3.0×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $407

Break-even live

Break-even rent $320

Max offer price $30,000

Occupancy floor 46%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $30,000 Active 166 DOM
2. 2026-06-17
   days on market $30,000 Active 165 DOM
3. 2026-06-16
   days on market $30,000 Active 164 DOM
4. 2026-06-15
   days on market $30,000 Active 163 DOM
5. 2026-06-13
   days on market $30,000 Active 161 DOM
6. 2026-06-13
   days on market $30,000 Active 160 DOM
7. 2026-06-09
   days on market $30,000 Active 157 DOM
8. 2026-06-08
   days on market $30,000 Active 156 DOM
9. 2026-06-07
   days on market $30,000 Active 155 DOM
10. 2026-06-03
    days on market $30,000 Active 151 DOM
11. 2026-06-02
    days on market $30,000 Active 150 DOM
12. 2026-06-01
    days on market $30,000 Active 149 DOM
13. 2026-05-31
    days on market $30,000 Active 148 DOM
14. 2026-03-20
    price $30,000 793-char remark

    Show marketing remark (793 chars)

    EXTERIOR COMPLETE &ndash; INTERIOR BLANK SLATE : INVESTOR SPECIAL IN BENTWORTH SCHOOLS. Unlock the potential of this 2-bedroom, 1-bathroom bungalow located in the heart of Bentleyville, PA. Perfect for investors, house flippers, or DIY homeowners, this property offers the ultimate &quot;head start&quot; on a renovation. The heavy lifting on the exterior is already finished, featuring a brand-new roof and new vinyl siding. The interior has been demoed down to the studs, providing a clean, blank slate for your framed floor plan and modern finishes. Skip the demolition phase and go straight to finishes and mechanicals! Dead end road, yet close to: Shopping, dining &amp; recreation &lt;1mile, 2minutes to I70, 12 miles to Tanger Outlets &amp; Casino &amp; 30miles to downtown Pitts!

15. 2026-01-02
    listed $38,000 Active 793-char remark

    Show marketing remark (793 chars)

    EXTERIOR COMPLETE &ndash; INTERIOR BLANK SLATE : INVESTOR SPECIAL IN BENTWORTH SCHOOLS. Unlock the potential of this 2-bedroom, 1-bathroom bungalow located in the heart of Bentleyville, PA. Perfect for investors, house flippers, or DIY homeowners, this property offers the ultimate &quot;head start&quot; on a renovation. The heavy lifting on the exterior is already finished, featuring a brand-new roof and new vinyl siding. The interior has been demoed down to the studs, providing a clean, blank slate for your framed floor plan and modern finishes. Skip the demolition phase and go straight to finishes and mechanicals! Dead end road, yet close to: Shopping, dining &amp; recreation &lt;1mile, 2minutes to I70, 12 miles to Tanger Outlets &amp; Casino &amp; 30miles to downtown Pitts!

16. 2025-05-16
    soldstatus $19,000 Closed 557-char remark

    Show marketing remark (557 chars)

    ENDLESS POTENTIAL IN A PRIVATE BUNGALOW! Tucked away at the end of a quiet dead-end street, this bungalow offers the perfect blend of privacy and opportunity. With a brand-new roof and fresh siding, the exterior is ready to impress! Inside, it's a blank slate awaiting your VISION! From floor to ceiling, this home is a dream for investors or creative homeowners eager to design their own space. Whether you're looking to craft a cozy retreat or a modern masterpiece, the possibilities are LIMITLESS. Don't miss your chance to bring this property to life!

17. 2025-04-15
    status Pending 557-char remark

    Show marketing remark (557 chars)

    ENDLESS POTENTIAL IN A PRIVATE BUNGALOW! Tucked away at the end of a quiet dead-end street, this bungalow offers the perfect blend of privacy and opportunity. With a brand-new roof and fresh siding, the exterior is ready to impress! Inside, it's a blank slate awaiting your VISION! From floor to ceiling, this home is a dream for investors or creative homeowners eager to design their own space. Whether you're looking to craft a cozy retreat or a modern masterpiece, the possibilities are LIMITLESS. Don't miss your chance to bring this property to life!

18. 2025-04-03
    price $26,000 557-char remark

    Show marketing remark (557 chars)

    ENDLESS POTENTIAL IN A PRIVATE BUNGALOW! Tucked away at the end of a quiet dead-end street, this bungalow offers the perfect blend of privacy and opportunity. With a brand-new roof and fresh siding, the exterior is ready to impress! Inside, it's a blank slate awaiting your VISION! From floor to ceiling, this home is a dream for investors or creative homeowners eager to design their own space. Whether you're looking to craft a cozy retreat or a modern masterpiece, the possibilities are LIMITLESS. Don't miss your chance to bring this property to life!

19. 2025-02-28
    listed $27,500 Active 557-char remark

    Show marketing remark (557 chars)

    ENDLESS POTENTIAL IN A PRIVATE BUNGALOW! Tucked away at the end of a quiet dead-end street, this bungalow offers the perfect blend of privacy and opportunity. With a brand-new roof and fresh siding, the exterior is ready to impress! Inside, it's a blank slate awaiting your VISION! From floor to ceiling, this home is a dream for investors or creative homeowners eager to design their own space. Whether you're looking to craft a cozy retreat or a modern masterpiece, the possibilities are LIMITLESS. Don't miss your chance to bring this property to life!

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $997 · $83/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: $10,021
• − Mortgage interest: −$1,680
• − Property taxes: −$997
• − Insurance: −$150
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$873
• Taxable income: $4,717
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $3,749/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

+9.1% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $30,000 West Penn MLS
• 2026-01-02 Listed $38,000 West Penn MLS
• 2025-05-16 Sold (MLS) $19,000 West Penn MLS
• 2025-04-15 Pending — West Penn MLS
• 2025-04-03 Price Changed $26,000 West Penn MLS
• 2025-02-28 Listed $27,500 West Penn MLS

Property tax history

+10.1%/yr

Latest (2026): $997 · +8.8% YoY. Source: county tax records.