332 Beaver St · Hastings, PA 16646

$139,900

5 bd · 2.0 ba · 2,810 sqft · SingleFamily · 43 Days on market

Built 1891 Average condition 0.36 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 +17.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to 332 Beaver Street in the Hastings Borough - a rare opportunity to own a home with uniqueness. Built in 1891, this stunning Victorian-style home sits proudly on a large corner lot and is filled with timeless character, intricate craftsmanship, and endless potential to be restored to its original grandeur. From the moment you step inside, you'll appreciate the beautiful original woodwork, soaring ceilings, hardwood floors, oversized rooms, and the kind of architectural detail that simply cannot be replicated today. The main floor features a grand foyer, spacious family room with an ornate fireplace, formal dining room with a matching fireplace, large living room with built-in shelving, full bathroom, and a convenient laundry area. The fully remodeled kitchen blends modern updates with historic charm and includes custom cabinetry, granite countertops, and ample space for entertaining. A classic butler door and second staircase - once used as a servant's entrance - further add to the home's historic appeal and unique character. The second floor offers 5 spacious bedrooms and a full bathroom, while the partially finished attic provides incredible additional space with endless possibilities for future living areas, office space, or recreation. The basement is unfinished but offers excellent storage and houses the mechanicals. Outside, enjoy the gorgeous covered wrap-around porch, detached 2-car garage, and spacious corner lot that perfectly complement this stately home. While the property does need TLC, the bones, craftsmanship, and charm are already here making this a truly special opportunity for someone looking to bring a historic Victorian back to life. Call today! Property is being sold ''AS-IS''.

Key facts

• Victorian style home
• Large corner lot
• Ornate fireplace

Tags

• VICTORIAN STYLE HOME
• LARGE CORNER LOT
• ORIGINAL WOODWORK
• ORNATE FIREPLACE
• BUILT-IN SHELVING
• FULLY REMODELED KITCHEN

Property features AI

Exterior

• Parking: Detached off-street garage with 2 spaces
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single family residence; Residential property; Three total stories (multiple levels: two and three or more listed)
• Construction: Full unfinished basement
• Exterior features: Shingle roof; Corner lot; Public maintained road access; City street frontage

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Electric heating; Oil heating
• Interior features: Two fireplaces

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (4.0% below list).
• Recommended offer: $134k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#799 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Cambria Heights SD (rural): math 27% / reading 63% proficiency, ranked #280 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($967 loan paydown + $3k appreciation (1.8% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, 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 43 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,354 (4.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — 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. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.36×
• Total profit: $14,295
• Equity at exit: $53,754

10-year hold

• IRR: 10.3%
• Equity multiple: 2.37×
• Total profit: $53,738
• Equity at exit: $76,326

Cash invested: $39,172 (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 16646

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $95

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 88%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 43 DOM
2. 2026-06-17
   days on market $139,900 Active 42 DOM
3. 2026-06-16
   days on market $139,900 Active 41 DOM
4. 2026-06-15
   days on market $139,900 Active 40 DOM
5. 2026-06-13
   days on market $139,900 Active 38 DOM
6. 2026-06-12
   days on market $139,900 Active 37 DOM
7. 2026-06-09
   days on market $139,900 Active 34 DOM
8. 2026-06-08
   days on market $139,900 Active 33 DOM
9. 2026-06-08
   days on market $139,900 Active 32 DOM
10. 2026-06-04
    days on market $139,900 Active 28 DOM
11. 2026-06-02
    days on market $139,900 Active 27 DOM
12. 2026-06-01
    days on market $139,900 Active 26 DOM
13. 2026-05-31
    days on market $139,900 Active 25 DOM
14. 2026-05-06
    listed $139,900 Active 1736-char remark

    Show marketing remark (1736 chars)

    Welcome to 332 Beaver Street in the Hastings Borough - a rare opportunity to own a home with uniqueness. Built in 1891, this stunning Victorian-style home sits proudly on a large corner lot and is filled with timeless character, intricate craftsmanship, and endless potential to be restored to its original grandeur. From the moment you step inside, you'll appreciate the beautiful original woodwork, soaring ceilings, hardwood floors, oversized rooms, and the kind of architectural detail that simply cannot be replicated today. The main floor features a grand foyer, spacious family room with an ornate fireplace, formal dining room with a matching fireplace, large living room with built-in shelving, full bathroom, and a convenient laundry area. The fully remodeled kitchen blends modern updates with historic charm and includes custom cabinetry, granite countertops, and ample space for entertaining. A classic butler door and second staircase - once used as a servant's entrance - further add to the home's historic appeal and unique character. The second floor offers 5 spacious bedrooms and a full bathroom, while the partially finished attic provides incredible additional space with endless possibilities for future living areas, office space, or recreation. The basement is unfinished but offers excellent storage and houses the mechanicals. Outside, enjoy the gorgeous covered wrap-around porch, detached 2-car garage, and spacious corner lot that perfectly complement this stately home. While the property does need TLC, the bones, craftsmanship, and charm are already here making this a truly special opportunity for someone looking to bring a historic Victorian back to life. Call today! Property is being sold ''AS-IS''.

15. 2026-05-06
    listed $139,900 Active 1744-char remark

    Show marketing remark (1736 chars)

    Welcome to 332 Beaver Street in the Hastings Borough - a rare opportunity to own a home with uniqueness. Built in 1891, this stunning Victorian-style home sits proudly on a large corner lot and is filled with timeless character, intricate craftsmanship, and endless potential to be restored to its original grandeur. From the moment you step inside, you'll appreciate the beautiful original woodwork, soaring ceilings, hardwood floors, oversized rooms, and the kind of architectural detail that simply cannot be replicated today. The main floor features a grand foyer, spacious family room with an ornate fireplace, formal dining room with a matching fireplace, large living room with built-in shelving, full bathroom, and a convenient laundry area. The fully remodeled kitchen blends modern updates with historic charm and includes custom cabinetry, granite countertops, and ample space for entertaining. A classic butler door and second staircase - once used as a servant's entrance - further add to the home's historic appeal and unique character. The second floor offers 5 spacious bedrooms and a full bathroom, while the partially finished attic provides incredible additional space with endless possibilities for future living areas, office space, or recreation. The basement is unfinished but offers excellent storage and houses the mechanicals. Outside, enjoy the gorgeous covered wrap-around porch, detached 2-car garage, and spacious corner lot that perfectly complement this stately home. While the property does need TLC, the bones, craftsmanship, and charm are already here making this a truly special opportunity for someone looking to bring a historic Victorian back to life. Call today! Property is being sold ''AS-IS''.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,122
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,070
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $1,414/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.

Condition & rehab AI · 14 photos

Average 55/100 Moderate rehab

This Victorian-style home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — visible peeling
• Major exterior paint — visible peeling
• Major exterior roof — visible wear
• Major interior walls — visible peeling
• Major interior paint — visible peeling
• Major HVAC — existing unit

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace HVAC — improves comfort and energy efficiency
• Both repair exterior siding — enhances curb appeal and value
• Both repair interior walls and paint — enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · visible peeling	Major	$15,000–50,000
exterior paint · visible peeling	Major	$15,000–50,000
exterior roof · visible wear	Major	$15,000–50,000
interior walls · visible peeling	Major	$15,000–50,000
interior paint · visible peeling	Major	$15,000–50,000
HVAC · existing unit	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace HVAC — improves comfort and energy efficiency ↑
• Both repair exterior siding — enhances curb appeal and value ↑
• Both repair interior walls and paint — enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cambria Heights SD
• NCES district ID: 4204740
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $44,855
• Composite: 38.0/100
• National rank: #4291
• State rank: #280 of 539 in PA

Livability — Hastings

• Score: 70/100
• State rank: #799
• US rank: #8136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hastings, PA
• Population (ZIP): 2,124

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 12% Italian 4% Lithuanian 4%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 86.9163
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-06 Listed $139,900 CSMLS
• 2026-05-06 Listed $139,900 AHARMLS