2209 Beallsville Rd · East Marianna, PA 15345

$64,900

2 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 14 Days on market

Built 1927 1.00 ac lot

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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
• Appreciation +4.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity with plenty of potential! Situated on a spacious one-acre lot, this 2-bedroom, 1-bath home offers the perfect chance to add value through cosmetic updates and personal touches. The property features a detached 2-car garage, providing ample storage, workshop space, or additional utility for future occupants. With solid fundamentals, a desirable lot size, and room for improvement, this property is ideal for investors, flippers, landlords, or buyers looking to build sweat equity. Bring your vision and unlock the possibilities this property has to offer.

Key facts

• Workshop space
• Ample storage
• 1 acre lot

Tags

• SPACIOUS ONE-ACRE LOT
• DETACHED 2-CAR GARAGE
• AMPLE STORAGE
• WORKSHOP SPACE

Property features AI

Exterior

• Parking: Detached garage; 2 total parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Basement present; Carpet and tile flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 9 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 $30 of equity ($449 loan paydown + $-419 appreciation (-0.7% 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 (-0.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1927 — 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: 1.70% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.53%
• DSCR: 2.00
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $210,574
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Laurel Ridge Rd	0.25mi	3/2.0 (+1)	1,328 (+15%)	22mo	$242,179	$182	36

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

Projected returns pro-forma

-0.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.99×
• Total profit: $17,957
• Equity at exit: $16,775

10-year hold

• IRR: 26.2%
• Equity multiple: 3.77×
• Total profit: $50,277
• Equity at exit: $18,579

Cash invested: $18,172 (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 15345

• Home prices YoY: -0.6%
• Active inventory: 9
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $341

Break-even live

Break-even rent $674

Max offer price $64,900

Occupancy floor 64%

Sensitivity live

Price	-10% $378	-5% $360	+0% $341	+5% $323	+10% $304
Rent	-10% $254	-5% $298	+0% $341	+5% $385	+10% $429
Rate	-1.0pp $374	-0.5pp $358	base $341	+0.5pp $324	+1.0pp $307

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-16
   statusdays on market $64,900 Pending 14 DOM
2. 2026-06-15
   days on market $64,900 Active 13 DOM
3. 2026-06-13
   pricedays on market $64,900 Active 11 DOM
4. 2026-06-09
   days on market $74,900 Active 7 DOM
5. 2026-06-08
   days on market $74,900 Active 6 DOM
6. 2026-06-07
   days on market $74,900 Active 5 DOM
7. 2026-06-02
   remarks 577-char remark
8. 2026-06-02
   listed $74,900 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,271
• − Mortgage interest: −$3,635
• − Property taxes: −$1,981
• − Insurance: −$324
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,888
• Taxable income: $3,319
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $3,298/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 — East Marianna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,540

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5% Black 2%
• Common ancestry: Serbian 4% Romanian 3% Scotch-Irish 3%
• Foreign-born: 1% · 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: ▼ -0.65%
• Current HPI: 110.0185
• 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

1 event — show timeline

• 2026-06-02 Listed $74,900 West Penn MLS

Property tax history

+10.3%/yr

Latest (2026): $1,981 · +4.4% YoY. Source: county tax records.