549 State St · Baden, PA 15005

$118,000

4 bd · 3.0 ba · — sqft · Other · 232 Days on market

Built 1941 5,662 sqft 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just off PA Rt 65, this well maintained brick building has two units. First floor was used as a massage therapy shop with waiting room, 3 therapy rooms, office, kitchen and bathroom. The second floor is a spacious two-bedroom apt with a large private deck. There are plenty of spaces for parking up to 7 or 8 cars.

Key facts

• Therapy rooms
• Private deck
• Waiting room

Tags

• BRICK BUILDING
• TWO UNITS
• WAITING ROOM
• THERAPY ROOMS
• PRIVATE DECK
• PARKING SPACES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $118k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#224 in PA, #1,952 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F.
• Ambridge Area SD (suburban): math 23% / reading 48% proficiency, ranked #408 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $816 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $60k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-596
• Equity at exit: $17,594

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $23,394
• Equity at exit: $10,202

Cash invested: $33,040 (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 15005

• Home prices YoY: -31.2%
• Active inventory: 95
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $291

Break-even live

Break-even rent $1,032

Max offer price $118,000

Occupancy floor 74%

Sensitivity live

Price	-10% $372	-5% $331	+0% $291	+5% $250	+10% $209
Rent	-10% $180	-5% $235	+0% $291	+5% $346	+10% $401
Rate	-1.0pp $350	-0.5pp $321	base $291	+0.5pp $260	+1.0pp $229

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Baker St Aliquippa, PA	3.0	1.0	—	$1,400	—	2d	1	1.08mi

Listing history 25 events

1. 2026-06-18
   days on market $118,000 Active 232 DOM
2. 2026-06-17
   days on market $118,000 Active 231 DOM
3. 2026-06-16
   days on market $118,000 Active 230 DOM
4. 2026-06-15
   days on market $118,000 Active 229 DOM
5. 2026-06-13
   days on market $118,000 Active 227 DOM
6. 2026-06-13
   days on market $118,000 Active 226 DOM
7. 2026-06-09
   days on market $118,000 Active 223 DOM
8. 2026-06-08
   days on market $118,000 Active 222 DOM
9. 2026-06-07
   days on market $118,000 Active 221 DOM
10. 2026-06-03
    days on market $118,000 Active 217 DOM
11. 2026-06-02
    days on market $118,000 Active 216 DOM
12. 2026-06-01
    days on market $118,000 Active 215 DOM
13. 2026-05-31
    days on market $118,000 Active 214 DOM
14. 2026-05-09
    price $118,000 322-char remark

    Show marketing remark (322 chars)

    Located just off PA Rt 65, this well maintained brick building has two units. First floor was used as a massage therapy shop with waiting room, 3 therapy rooms, office, kitchen and bathroom. The second floor is a spacious two-bedroom apt with a large private deck. There are plenty of spaces for parking up to 7 or 8 cars.

15. 2026-04-15
    price $149,000 322-char remark

    Show marketing remark (322 chars)

    Located just off PA Rt 65, this well maintained brick building has two units. First floor was used as a massage therapy shop with waiting room, 3 therapy rooms, office, kitchen and bathroom. The second floor is a spacious two-bedroom apt with a large private deck. There are plenty of spaces for parking up to 7 or 8 cars.

16. 2026-03-23
    price $155,000 322-char remark

    Show marketing remark (322 chars)

    Located just off PA Rt 65, this well maintained brick building has two units. First floor was used as a massage therapy shop with waiting room, 3 therapy rooms, office, kitchen and bathroom. The second floor is a spacious two-bedroom apt with a large private deck. There are plenty of spaces for parking up to 7 or 8 cars.

17. 2026-02-15
    price $175,000 322-char remark

    Show marketing remark (322 chars)

    Located just off PA Rt 65, this well maintained brick building has two units. First floor was used as a massage therapy shop with waiting room, 3 therapy rooms, office, kitchen and bathroom. The second floor is a spacious two-bedroom apt with a large private deck. There are plenty of spaces for parking up to 7 or 8 cars.

18. 2025-10-29
    listed $178,000 Active 322-char remark

    Show marketing remark (322 chars)

    Located just off PA Rt 65, this well maintained brick building has two units. First floor was used as a massage therapy shop with waiting room, 3 therapy rooms, office, kitchen and bathroom. The second floor is a spacious two-bedroom apt with a large private deck. There are plenty of spaces for parking up to 7 or 8 cars.

19. 2022-08-31
    soldstatus $90,000 Closed 417-char remark

    Show marketing remark (417 chars)

    Well maintained brick building on State Street, just off Route 65 with amazing view of the river. Massage therapy office on first floor; apartment above. The two-bedroom apartment is rented and features a very nice deck and a view of the river. Parking in front and rear of building in addition to on-street parking. Massage therapy office has a waiting/reception area; 3 private rooms; private office and work areas.

20. 2022-07-25
    status Pending 417-char remark

    Show marketing remark (417 chars)

    Well maintained brick building on State Street, just off Route 65 with amazing view of the river. Massage therapy office on first floor; apartment above. The two-bedroom apartment is rented and features a very nice deck and a view of the river. Parking in front and rear of building in addition to on-street parking. Massage therapy office has a waiting/reception area; 3 private rooms; private office and work areas.

21. 2022-05-03
    listed $145,000 Active 417-char remark

    Show marketing remark (417 chars)

    Well maintained brick building on State Street, just off Route 65 with amazing view of the river. Massage therapy office on first floor; apartment above. The two-bedroom apartment is rented and features a very nice deck and a view of the river. Parking in front and rear of building in addition to on-street parking. Massage therapy office has a waiting/reception area; 3 private rooms; private office and work areas.

22. 2018-04-20
    soldstatus Sold
23. 2018-04-09
    status Under Contract
24. 2018-03-17
    historical Contingent
25. 2017-09-15
    listed $85,000 Active

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

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,433
• Taxable income: $1,709
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $3,076/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: Ambridge Area SD
• NCES district ID: 4202440
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $49,514
• Composite: 30.62/100
• National rank: #6190
• State rank: #408 of 539 in PA

Livability — Baden

• Score: 80/100
• State rank: #224
• US rank: #1952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baden, PA
• Population (ZIP): 9,574

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 10% Slovak 2% Subsaharan African 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -106.56%
• Current HPI: 234.657
• 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

+38.8% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $118,000 West Penn MLS
• 2026-04-15 Price Changed $149,000 West Penn MLS
• 2026-03-23 Price Changed $155,000 West Penn MLS
• 2026-02-15 Price Changed $175,000 West Penn MLS
• 2025-10-29 Listed $178,000 West Penn MLS
• 2022-08-31 Sold (MLS) $90,000 West Penn MLS
• 2022-07-25 Pending — West Penn MLS
• 2022-05-03 Listed $145,000 West Penn MLS
• 2018-04-20 Sold (MLS) — West Penn MLS
• 2018-04-09 Pending — West Penn MLS
• 2018-03-17 Contingent — West Penn MLS
• 2017-09-15 Listed $85,000 West Penn MLS