571 5th Ave · Freedom, PA 15042

$50,000

3 bd · 1.0 ba · 1,952 sqft · SingleFamily public records · 1 Days on market

Built 1905 3,049 sqft lot ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stately, Spacious and Freshly Painted 3 BR Home in Lovely Neighborhood! Lots of Elbow Room! Kitchen Plus Dinette. Gigantic Dining Room Great For Entertaining. Lovely Decorative Fireplaces in Both Living Room and Dining Room with Attractive Mantels. Impressive Foyer with Open Stairway. Unfinished 3rd Floor Just Waiting For Your Imagination. Full Basement with Replaced Furnace. Breaker Box. Rewired. Most Windows Replaced with Double Vinyl. Covered Front and Rear Porches. Includes Gas Stove, Refrigerator, Washer and Dryer. Anxiously Awaiting a New Family!

Key facts

• Finished third floor
• Built-in cabinetry
• Updated kitchen

Tags

• DUAL STAIRCASE DESIGN
• DECORATIVE FIREPLACES
• BUILT-IN CABINETRY
• UPDATED KITCHEN
• FINISHED THIRD FLOOR
• UPDATED ELECTRICAL PANEL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story frame house; Resale property; Asbestos shingle roof
• Construction: Frame construction; Asbestos shingle roof
• Exterior features: Lot approximately 30x99

Interior

• Kitchen: Kitchen (main level, 12x10); Dishwasher; Microwave; Refrigerator; Stove; Some gas appliances
• Bedrooms: Upper-level bedroom (14x13); Upper-level bedroom (10x9); Upper-level bonus room (9x6)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full basement with walk-up access; Decorative fireplaces (2)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

Location & tenants

• Location reads 82/100 on livability (#154 in PA, #1,281 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.59% ✓
• Cap rate: 29.61%
• Cash-on-cash: 83.28%
• DSCR: 4.71
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $218,624
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
599 5th Ave	0.03mi	4/2.0 (+1)	1,968 (+1%)	2mo	$163,000	$83	86
1101 6th Ave	0.40mi	3/2.5	1,814 (-7%)	8mo	$204,000	$112	56
197 6th Ave	0.44mi	4/2.0 (+1)	1,881 (-4%)	11mo	$185,000	$98	55
1435 4th Ave	0.69mi	3/3.0	1,734 (-11%)	4mo	$202,822	$117	38
1375 4th Ave	0.64mi	2/2.0 (-1)	1,744 (-11%)	19mo	$197,000	$113	28

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: 83.7%
• Equity multiple: 4.85×
• Total profit: $53,870
• Equity at exit: $7,455

10-year hold

• IRR: 86.9%
• Equity multiple: 10.07×
• Total profit: $126,958
• Equity at exit: $4,323

Cash invested: $14,000 (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 15042

• Active inventory: 38
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $972

Break-even live

Break-even rent $566

Max offer price $50,000

Occupancy floor 41%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $50,000 Active 1 DOM

ⓘ 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,554
• − Mortgage interest: −$2,801
• − Property taxes: −$1,972
• − Insurance: −$250
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$1,455
• Taxable income: $11,628
• Est. tax owed @ 24.0%: −$2,791
• After-tax cash flow: $8,869/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — Freedom

• Score: 82/100
• State rank: #154
• US rank: #1281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freedom, PA
• Population (ZIP): 7,859

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 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: ▼ -156.69%
• Current HPI: 241.6334
• 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

-22.5% since first listed

13 events — show timeline

• 2026-06-17 Listed $50,000 West Penn MLS
• 2017-12-11 Sold (MLS) $35,000 West Penn MLS
• 2017-11-16 Pending — West Penn MLS
• 2017-11-08 Listed $42,000 West Penn MLS
• 2017-11-08 Delisted — West Penn MLS
• 2017-10-09 Relisted — West Penn MLS
• 2017-09-02 Contingent — West Penn MLS
• 2017-08-17 Relisted — West Penn MLS
• 2017-07-19 Pending — West Penn MLS
• 2017-06-02 Price Changed $46,000 West Penn MLS
• 2017-03-30 Price Changed $49,500 West Penn MLS
• 2017-02-23 Price Changed $55,000 West Penn MLS
• 2016-11-09 Listed $64,500 West Penn MLS

Property tax history

+5.4%/yr

Latest (2026): $1,972 · +2.3% YoY. Source: county tax records.