35 Beallsville Rd · Aaronsburg, PA 15333

$99,000

2 bd · 1.5 ba · 2,163 sqft · SingleFamily public records · 78 Days on market

Built 1900 0.64 ac lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +5.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this darling home! Put your finishing touches on this charming 2 bedroom 1.5 bath ranch. The cozy kitchen and dining areas offer a wonderful space to share meals with loved ones. The main bedroom has a half bath and access to an attic with a finished room. The main floor laundry could double as an office or even a third bedroom. The second bedroom features a fun dinosaur theme and features a full bath. Enjoy privacy from your front porch with mature greenery. The covered back porch and concrete deck equals fun evenings full of entertaining. The fully fenced-in, park-like backyard offers a basketball pad and beautiful views of the river. You'll have plenty of parking and storage w

Key facts

• Cozy kitchen
• Finished room
• Main floor laundry

Tags

• COZY KITCHEN
• DINING AREAS
• FINISHED ROOM
• MAIN FLOOR LAUNDRY
• COVERED BACK PORCH
• CONCRETE DECK

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 3 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Private lot (0.645 acre); Pool

Interior

• Kitchen: Dishwasher; Refrigerator; Stove; Some electric appliances
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full, walk-up basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,476 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D-, amenities F, commute F.
• Bethlehem-Center SD (rural): math 18% / reading 39% proficiency, ranked #448 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.5% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.98×
• Total profit: $27,076
• Equity at exit: $47,053

10-year hold

• IRR: 17.9%
• Equity multiple: 3.73×
• Total profit: $75,607
• Equity at exit: $74,554

Cash invested: $27,720 (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 15333

• Home prices YoY: 2.2%
• Active inventory: 12
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$93 /mo · $1,110/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $200

Break-even live

Break-even rent $827

Max offer price $99,000

Occupancy floor 76%

Sensitivity live

Price	-10% $256	-5% $228	+0% $200	+5% $172	+10% $144
Rent	-10% $115	-5% $158	+0% $200	+5% $243	+10% $286
Rate	-1.0pp $250	-0.5pp $226	base $200	+0.5pp $175	+1.0pp $149

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $99,000 Active 78 DOM
2. 2026-06-18
   days on market $99,000 Active 75 DOM
3. 2026-06-17
   days on market $99,000 Active 74 DOM
4. 2026-06-16
   days on market $99,000 Active 73 DOM
5. 2026-06-15
   days on market $99,000 Active 72 DOM
6. 2026-06-13
   days on market $99,000 Active 70 DOM
7. 2026-06-09
   days on market $99,000 Active 66 DOM
8. 2026-06-08
   days on market $99,000 Active 65 DOM
9. 2026-06-07
   days on market $99,000 Active 64 DOM
10. 2026-06-03
    days on market $99,000 Active 60 DOM
11. 2026-06-02
    days on market $99,000 Active 59 DOM
12. 2026-06-01
    days on market $99,000 Active 58 DOM
13. 2026-05-31
    days on market $99,000 Active 57 DOM
14. 2026-04-10
    historical Contingent
15. 2026-04-04
    listed $99,000 Active
16. 2019-08-09
    soldstatus $75,000

ⓘ 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: $1,110 · $93/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$227/yr (+$19/mo · 20.4%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,963
• − Mortgage interest: −$5,546
• − Property taxes: −$1,110
• − Insurance: −$495
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,880
• Taxable income: $858
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,199/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: Bethlehem-Center SD
• NCES district ID: 4203600
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $49,354
• Composite: 24.81/100
• National rank: #7596
• State rank: #448 of 539 in PA

Livability — Aaronsburg

• Score: 60/100
• State rank: #1476
• US rank: #19059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aaronsburg, PA
• Population (ZIP): 1,745

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 (92%)
• Race & ethnicity: White 92% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 3.45%
• Current HPI: 162.029
• 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

+32.0% since first listed

3 events — show timeline

• 2026-04-10 Contingent — West Penn MLS
• 2026-04-04 Listed $99,000 West Penn MLS
• 2019-08-09 Sold (Public Records) $75,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $1,110 · +3.9% YoY. Source: county tax records.