204 Boyles Ave · New Castle, PA 16101

$125,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 3 Days on market

Built 1930 3,920 sqft lot Est $124k · at est.

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.3/15.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into timeless charm in this North Hill gem, where character and craftsmanship shine throughout. Beautiful original woodwork, classic architectural details, and build-in bookcases surrounding a cozy wood-burning fireplace atmosphere. This home features three bedrooms and one full bath, with a walk-in shower, so no worries about falls on entering the shower. There are wardrobes included in two of the bedrooms for added convenience. There is also a lift-chair on the staircase for your convenience and safety. A quaint backyard offs a peaceful retreat and includes a fire pit, making it the perfect spot to relax and enjoy the outdoors year-round. A one-car garage provides excellent storage s

Key facts

• Wardrobes included
• Built-in bookcases
• Walk-in shower

Tags

• ORIGINAL WOODWORK
• ARCHITECTURAL DETAILS
• BUILT-IN BOOKCASES
• WOOD-BURNING FIREPLACE
• WALK-IN SHOWER
• WARDROBES INCLUDED

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water service; Public sewer service; Gas for heating and some appliances
• Home design: Two-story residence; Resale property; Asphalt roof
• Construction: Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Refrigerator; Stove; Microwave; Some gas appliances
• Bedrooms: Three bedrooms (two upper bedrooms ~12x11, one upper bedroom ~11x12)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Window treatments and screens; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 82/100 on livability (#137 in PA, #1,120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• New Castle Area SD (town): math 9% / reading 19% proficiency, ranked #519 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+20.1%/yr); 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $19k; list at $125k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $124,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 E Garfield Ave	0.44mi	3/1.0	1,359 (+0%)	3mo	$150,000	$110	76
18 W Moody Ave	0.40mi	3/1.0	1,314 (-3%)	3mo	$20,000	$15	74
510 Laurel Blvd	0.47mi	3/1.0	1,401 (+4%)	3mo	$101,510	$72	70
212 E Garfield Ave	0.44mi	3/1.5	1,450 (+7%)	0mo	$103,200	$71	65
228 E Sheridan Ave	0.52mi	3/1.5	1,288 (-5%)	2mo	$140,000	$109	65
411 Crawford Ter	0.33mi	2/1.0 (-1)	1,461 (+8%)	6mo	$91,238	$62	61
902 Delaware Ave	0.48mi	3/1.0	1,188 (-12%)	2mo	$109,000	$92	56
116 E Euclid Ave	0.59mi	3/1.0	1,481 (+10%)	1mo	$167,500	$113	56
518 E Winter Ave	0.58mi	3/1.5	1,449 (+7%)	6mo	$111,900	$77	54
304 E Winter Ave	0.32mi	4/1.0 (+1)	1,552 (+15%)	4mo	$125,000	$81	52
229 E Euclid	0.62mi	4/1.5 (+1)	1,460 (+8%)	4mo	$189,900	$130	48
527 E Moody Ave	0.58mi	3/2.0	1,188 (-12%)	6mo	$109,500	$92	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $4,482
• Equity at exit: $18,638

10-year hold

• IRR: 16.9%
• Equity multiple: 2.72×
• Total profit: $60,026
• Equity at exit: $10,808

Cash invested: $35,000 (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 16101

• Home prices YoY: -26.3%
• Rents YoY: 20.1%
• Active inventory: 118
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $272

Break-even live

Break-even rent $1,062

Max offer price $125,000

Occupancy floor 76%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Morton St New Castle, PA	3.0	1.0	1440	$1,375	$0.95	43d	1	1.40mi
1112 Williams St New Castle, PA	2.0	1.0	1026	$1,400	$1.36	43d	1	1.50mi

Listing history 4 events

1. 2026-06-19
   days on market $125,000 Active 3 DOM
2. 2026-06-18
   days on market $125,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $125,000 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: $1,579 · $132/mo
• Projected year-2 tax: $1,777 · $148/mo
• Expected delta: +$198/yr (+$16/mo · 12.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,873
• − Mortgage interest: −$7,002
• − Property taxes: −$1,579
• − Insurance: −$625
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,636
• Taxable income: $1,331
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,940/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: New Castle Area SD
• NCES district ID: 4216620
• Math proficiency: 9% ▼ -13.00%
• Reading proficiency: 19% ▼ -23.00%
• Median HH income: $30,967
• Composite: 11.08/100
• National rank: #9736
• State rank: #519 of 539 in PA

Livability — New Castle

• Score: 82/100
• State rank: #137
• US rank: #1120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, PA
• County: Lawrence County · 30,767 people
• City population: 30,767
• Metro: New Castle, PA
• Population (ZIP): 30,767
• Household income: $51,128
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1047.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.77%
• Current HPI: 159.3091
• Rent YoY: ▲ 20.05%
• Metro: New Castle, PA
• 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

+557.9% since first listed

2 events — show timeline

• 2026-06-15 Listed $125,000 West Penn MLS
• 1999-05-03 Sold (Public Records) $19,000 Public Records

Property tax history

+1.2%/yr

Latest (2026): $1,579 · +2.0% YoY. Source: county tax records.