333 Cypress Ave · New Sewickley, PA 15074

$15,000

3 bd · 1.0 ba · 908 sqft · Manufactured public records · 33 Days on market

Built 1975 8,712 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious manufactured home offering a flexible layout and plenty of potential! Enjoy the covered front porch, large yard space, and added bonus of a pellet stove for cozy supplemental heat. The home features generously sized bedrooms, new windows, and updated flooring in select areas. Outside, you’ll find a peaceful setting with room to relax, garden, or entertain. Conveniently located with easy access to nearby amenities while still offering a more private feel.

Key facts

• Covered front porch
• Large yard space
• Pellet stove

Tags

• COVERED FRONT PORCH
• LARGE YARD SPACE
• PELLET STOVE
• NEW WINDOWS
• UPDATED FLOORING
• EASY ACCESS TO AMENITIES

Property features AI

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public sewer
• Home design: Single-story; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: 0.2-acre lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Has heating
• Interior features: Vinyl and carpet flooring
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.48% ✓
• Cap rate: 68.39%
• Cash-on-cash: 221.76%
• DSCR: 10.87
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $43,584
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Deana Way	0.16mi	2/2.0 (-1)	952 (+5%)	3mo	$48,000	$50	73
137 Ash St	0.07mi	3/2.0	952 (+5%)	15mo	$22,000	$23	72
422 Magnolia St	0.07mi	2/1.0 (-1)	784 (-14%)	1mo	$38,000	$48	68
153 Ash St	0.09mi	2/2.0 (-1)	980 (+8%)	8mo	$41,000	$42	67

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: —
• Equity multiple: 12.20×
• Total profit: $47,024
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 25.93×
• Total profit: $104,686
• Equity at exit: $1,297

Cash invested: $4,200 (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 15074

• Active inventory: 36
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $776

Break-even live

Break-even rent $139

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $15,000 Active 33 DOM
2. 2026-06-17
   days on market $15,000 Active 32 DOM
3. 2026-06-16
   days on market $15,000 Active 31 DOM
4. 2026-06-15
   days on market $15,000 Active 30 DOM
5. 2026-06-13
   days on market $15,000 Active 28 DOM
6. 2026-06-09
   days on market $15,000 Active 24 DOM
7. 2026-06-08
   pricedays on market $15,000 Active 23 DOM
8. 2026-06-07
   days on market $20,000 Active 22 DOM
9. 2026-06-05
   days on market $20,000 Active 19 DOM
10. 2026-06-03
    days on market $20,000 Active 18 DOM
11. 2026-06-02
    days on market $20,000 Active 17 DOM
12. 2026-06-01
    days on market $20,000 Active 16 DOM
13. 2026-05-31
    days on market $20,000 Active 15 DOM
14. 2026-05-15
    listed $20,000 Active

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $299 · $25/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $13,458
• − Mortgage interest: −$840
• − Property taxes: −$299
• − Insurance: −$75
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$436
• Taxable income: $9,654
• Est. tax owed @ 24.0%: −$2,317
• After-tax cash flow: $6,997/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — New Sewickley

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

Census & demographics

• Population (ZIP): 8,543

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6%
• Common ancestry: Romanian 4% Slovak 2% Serbian 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 3% 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: ▼ -92.06%
• Current HPI: 166.4711
• 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

• 2026-05-15 Listed $20,000 West Penn MLS

Property tax history

-0.1%/yr

Latest (2026): $299 · +6.3% YoY. Source: county tax records.