1349 2nd St · New Brighton, PA 15066

$59,000

2 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 112 Days on market

Built 1920 4,791 sqft lot $56/sqft · 39% below area Est $96k · 39% under ↓ 20% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-bedroom, one-bathroom property offers a straightforward layout and a solid head start for buyers looking to build equity or add to a rental portfolio. The covered front porch provides a welcoming entry, leading directly into the living room and adjoining dining area. Overhead, you will find updated plumbing lines already installed, saving time on future renovations. The kitchen comes equipped with included appliances and provides direct access to the outdoors. A highly functional flat backyard offers plenty of usable space. Parking is convenient thanks to wide street access, designated rear off-street parking, and a detached one-car garage. Upstairs, the full bathroom remodel is already underway, featuring a brand-new tub and shower surround ready for completion. The primary bedroom provides generous dimensions along with a sizable walk-in closet and access to the attic for additional storage space, while the second bedroom offers flexibility and natural light. Head down to the unfinished basement to find ample ceiling height, an updated 100-amp electrical panel, a dedicated laundry area, and easy access to the water heater and furnace. The property does require some localized roof patching from a recent storm, presenting an immediate value-add opportunity for the right buyer. Situated on a historically wide street, the location allows for great functionality and an easy commute to local amenities. Bring your contractor tools and vision to capitalize on the foundational work already completed. Search the property address on YouTube for a full video tour.

Key facts

• Covered front porch
• Flat backyard
• Wide street access

Tags

• COVERED FRONT PORCH
• UPDATED PLUMBING LINES
• DIRECT ACCESS TO OUTDOORS
• FLAT BACKYARD
• WIDE STREET ACCESS
• DETACHED ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#153 in PA, #1,275 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• New Brighton Area SD (suburban): math 17% / reading 37% proficiency, ranked #458 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $408 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 2.13% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.48%
• DSCR: 2.80
• GRM: 3.9

CMA / ARV

• ARV (median comp): $95,996
• List price: $59,000
• Delta: -38.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 14th Ave	0.08mi	2/1.0	974 (-8%)	13mo	$115,000	$118	72
1556 2nd St	0.11mi	2/1.0	1,192 (+13%)	4mo	$125,000	$105	70
833 11th Ave	0.52mi	2/1.0	1,024 (-3%)	2mo	$87,500	$85	69
630 10th Ave	0.40mi	2/1.5	1,092 (+4%)	7mo	$155,000	$142	68
3009 33rd St	0.58mi	2/1.0	1,029 (-2%)	11mo	$99,000	$96	60
507 8th St	0.58mi	2/1.0	1,016 (-4%)	10mo	$49,500	$49	58
725 11th Ave	0.43mi	2/1.0	1,184 (+12%)	3mo	$55,000	$46	57
331 8th Ave	0.32mi	3/1.5 (+1)	1,147 (+9%)	9mo	$138,750	$121	56
216 14th St	0.74mi	2/1.0	1,056 (+0%)	13mo	$95,000	$90	55
1705 N 3rd St	0.42mi	3/2.0 (+1)	1,144 (+8%)	8mo	$224,000	$196	50
524 3rd Ave	0.58mi	2/1.0	1,176 (+12%)	8mo	$53,000	$45	47
3114&3116 30th St	0.62mi	3/1.0 (+1)	1,206 (+14%)	11mo	$50,000	$41	34

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: 36.9%
• Equity multiple: 2.57×
• Total profit: $25,966
• Equity at exit: $8,797

10-year hold

• IRR: 43.6%
• Equity multiple: 5.14×
• Total profit: $68,452
• Equity at exit: $5,101

Cash invested: $16,520 (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 15066

• Home prices YoY: -26.8%
• Active inventory: 42
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$309
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $557

Break-even live

Break-even rent $548

Max offer price $59,000

Occupancy floor 51%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	14d	1	0.13mi
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	17d	1	0.64mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	1d	1	0.70mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	1d	1	0.78mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	1d	1	0.85mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	1d	1	0.88mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	43d	1	0.98mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.17mi
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	1d	1	1.28mi
1620 6th Ave New Brighton, PA	2.0	1.0	1260	$975	$0.77	43d	1	1.33mi

Listing history 16 events

1. 2026-06-18
   days on market $59,000 Active 112 DOM
2. 2026-06-17
   days on market $59,000 Active 111 DOM
3. 2026-06-16
   days on market $59,000 Active 110 DOM
4. 2026-06-15
   days on market $59,000 Active 109 DOM
5. 2026-06-13
   days on market $59,000 Active 107 DOM
6. 2026-06-13
   days on market $59,000 Active 106 DOM
7. 2026-06-09
   days on market $59,000 Active 103 DOM
8. 2026-06-08
   days on market $59,000 Active 102 DOM
9. 2026-06-07
   days on market $59,000 Active 101 DOM
10. 2026-06-03
    days on market $59,000 Active 97 DOM
11. 2026-06-02
    days on market $59,000 Active 96 DOM
12. 2026-06-01
    days on market $59,000 Active 95 DOM
13. 2026-05-31
    days on market $59,000 Active 94 DOM
14. 2026-04-22
    price $59,000 1589-char remark

    Show marketing remark (1589 chars)

    This two-bedroom, one-bathroom property offers a straightforward layout and a solid head start for buyers looking to build equity or add to a rental portfolio. The covered front porch provides a welcoming entry, leading directly into the living room and adjoining dining area. Overhead, you will find updated plumbing lines already installed, saving time on future renovations. The kitchen comes equipped with included appliances and provides direct access to the outdoors. A highly functional flat backyard offers plenty of usable space. Parking is convenient thanks to wide street access, designated rear off-street parking, and a detached one-car garage. Upstairs, the full bathroom remodel is already underway, featuring a brand-new tub and shower surround ready for completion. The primary bedroom provides generous dimensions along with a sizable walk-in closet and access to the attic for additional storage space, while the second bedroom offers flexibility and natural light. Head down to the unfinished basement to find ample ceiling height, an updated 100-amp electrical panel, a dedicated laundry area, and easy access to the water heater and furnace. The property does require some localized roof patching from a recent storm, presenting an immediate value-add opportunity for the right buyer. Situated on a historically wide street, the location allows for great functionality and an easy commute to local amenities. Bring your contractor tools and vision to capitalize on the foundational work already completed. Search the property address on YouTube for a full video tour.

15. 2026-03-18
    price $65,000 1589-char remark

    Show marketing remark (1589 chars)

    This two-bedroom, one-bathroom property offers a straightforward layout and a solid head start for buyers looking to build equity or add to a rental portfolio. The covered front porch provides a welcoming entry, leading directly into the living room and adjoining dining area. Overhead, you will find updated plumbing lines already installed, saving time on future renovations. The kitchen comes equipped with included appliances and provides direct access to the outdoors. A highly functional flat backyard offers plenty of usable space. Parking is convenient thanks to wide street access, designated rear off-street parking, and a detached one-car garage. Upstairs, the full bathroom remodel is already underway, featuring a brand-new tub and shower surround ready for completion. The primary bedroom provides generous dimensions along with a sizable walk-in closet and access to the attic for additional storage space, while the second bedroom offers flexibility and natural light. Head down to the unfinished basement to find ample ceiling height, an updated 100-amp electrical panel, a dedicated laundry area, and easy access to the water heater and furnace. The property does require some localized roof patching from a recent storm, presenting an immediate value-add opportunity for the right buyer. Situated on a historically wide street, the location allows for great functionality and an easy commute to local amenities. Bring your contractor tools and vision to capitalize on the foundational work already completed. Search the property address on YouTube for a full video tour.

16. 2026-02-25
    listed $74,000 Active 1589-char remark

    Show marketing remark (1589 chars)

    This two-bedroom, one-bathroom property offers a straightforward layout and a solid head start for buyers looking to build equity or add to a rental portfolio. The covered front porch provides a welcoming entry, leading directly into the living room and adjoining dining area. Overhead, you will find updated plumbing lines already installed, saving time on future renovations. The kitchen comes equipped with included appliances and provides direct access to the outdoors. A highly functional flat backyard offers plenty of usable space. Parking is convenient thanks to wide street access, designated rear off-street parking, and a detached one-car garage. Upstairs, the full bathroom remodel is already underway, featuring a brand-new tub and shower surround ready for completion. The primary bedroom provides generous dimensions along with a sizable walk-in closet and access to the attic for additional storage space, while the second bedroom offers flexibility and natural light. Head down to the unfinished basement to find ample ceiling height, an updated 100-amp electrical panel, a dedicated laundry area, and easy access to the water heater and furnace. The property does require some localized roof patching from a recent storm, presenting an immediate value-add opportunity for the right buyer. Situated on a historically wide street, the location allows for great functionality and an easy commute to local amenities. Bring your contractor tools and vision to capitalize on the foundational work already completed. Search the property address on YouTube for a full video tour.

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $15,045
• − Mortgage interest: −$3,305
• − Property taxes: −$1,191
• − Insurance: −$295
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,716
• Taxable income: $6,131
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $5,216/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 Brighton Area SD
• NCES district ID: 4216530
• Math proficiency: 17% ▼ -17.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $41,579
• Composite: 22.83/100
• National rank: #8014
• State rank: #458 of 539 in PA

Livability — New Brighton

• Score: 82/100
• State rank: #153
• US rank: #1275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brighton, PA
• County: Beaver County · 116,001 people
• City population: 12,048
• Metro: Pittsburgh, PA
• Population (ZIP): 12,048
• Household income: $63,836
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 187.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -67.49%
• Current HPI: 184.7104
• Rent YoY: —
• Metro: Pittsburgh, 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

-20.3% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $59,000 West Penn MLS
• 2026-03-18 Price Changed $65,000 West Penn MLS
• 2026-02-25 Listed $74,000 West Penn MLS

Property tax history

-1.3%/yr

Latest (2026): $1,191 · +4.6% YoY. Source: county tax records.