1072 Beaver Run Ave · Beaverdale, PA 15955

$113,000

3 bd · 1.0 ba · 1,238 sqft · SingleFamily · 5 Days on market

Built 1909 8,712 sqft lot $91/sqft · 155% above area

---

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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Appreciation +5.4/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this beautifully updated 3-bedroom, 2-story vinyl-sided home in Forest Hills School District. This energy efficient home featuresa newer roof, new windows and siding, and upgraded electrical and plumbing systems. The main floor has a stylish mix of luxury vinyl and classic hardwood flooring. The updated kitchen would not be complete without the stylish hickory cabinets, ample counter space, and new black stainless steel appliances. In addition to the kitchen, the main floor is designed for convenience, featuring a cozy living room, a separate dining room, an updated full bathroom with walk-in shower, and a first-floor laundry area. Conveniently, all three bedrooms are locate

Key facts

• Hardwood flooring
• Composite rear deck
• Hickory cabinets

Tags

• UPDATED KITCHEN
• HICKORY CABINETS
• LUXURY VINYL FLOORING
• HARDWOOD FLOORING
• COMPOSITE REAR DECK
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking; Paved parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence; Two levels
• Construction: Vinyl siding; Shingle roof; Full unfinished basement
• Exterior features: Deck; Porch; Irregular lot; Public maintained road frontage on a city street

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating; Ceiling fan(s) for cooling
• Interior features: Pantry; High-speed internet; Double pane windows
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).

Location & tenants

• Location reads 60/100 on livability (#1,446 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $2k of equity ($781 loan paydown + $943 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,000

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $44,350
• List price: $113,000
• Delta: 154.79%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 Stewart St	0.50mi	3/1.0	1,280 (+3%)	4mo	$15,000	$12	67
213 Stewart St	0.52mi	2/1.0 (-1)	1,296 (+5%)	16mo	$66,500	$51	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.38×
• Total profit: $12,110
• Equity at exit: $37,604

10-year hold

• IRR: 11.8%
• Equity multiple: 2.41×
• Total profit: $44,698
• Equity at exit: $49,230

Cash invested: $31,640 (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 15955

• Home prices YoY: 0.8%
• Active inventory: 4
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$47
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $171

Break-even live

Break-even rent $954

Max offer price $113,000

Occupancy floor 80%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 982-char remark
2. 2026-04-28
   listed $113,000 Active 982-char remark

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$543/yr (+$45/mo · 77.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,047
• − Mortgage interest: −$6,330
• − Property taxes: −$699
• − Insurance: −$1,232
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,287
• Taxable income: $252
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $1,995/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: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 of 539 in PA

Livability — Beaverdale

• Score: 60/100
• State rank: #1446
• US rank: #18543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaverdale, PA
• City population: 2,508
• Population (ZIP): 2,241

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% Black 1%
• Common ancestry: Romanian 7% Danish 3% Slovak 3%
• Foreign-born: 0% · China

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: ▲ 0.83%
• Current HPI: 105.6731
• 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

2 events — show timeline

• 2026-05-04 Pending — CSMLS
• 2026-04-28 Listed $113,000 CSMLS

Property tax history

+1.6%/yr

Latest (2026): $699 · +3.3% YoY. Source: county tax records.