1715 Hoffman Ave · Ellwood City, PA 16117

$75,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 1 Days on market

Built 1930 Est $103k · 28% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUAINT HOME IN A COZY SETTING W/ WOODED BACK DROP FOR PRIVACY, LARGE LOT, HOME HAS NUNERIOUS MECHANICAL UPDATES INCLUDINGCENTRAL A/C, ELEC. SERVICE, MOST WINDOWS REPLACED, GOOD ROOF, UPDATED BATH, LARGE BASEMENT W/ GOOD HEADROOM, COVERED SIDE ENTRY PORCH. BEING SOLD AS IS. LENDER REQUIR. ARE BUYER RESPONSE

Key facts

• New dry wall
• New flooring
• New roof

Tags

• NEW ROOF
• NEW DRY WALL
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $75k).
• Cap rate 8.1% vs local median 5.3% in Ellwood City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#610 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Riverside Beaver County SD (rural): math 41% / reading 68% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 53 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 $519 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $75k implies a 131% 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 $75,000

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Cherry Hill Rd	0.46mi	2/1.0	780 (+11%)	12mo	$115,000	$147	51

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-4,738
• Equity at exit: $11,183

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $5,532
• Equity at exit: $6,485

Cash invested: $21,000 (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 16117

• Home prices YoY: -7.5%
• Active inventory: 53
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $116

Break-even live

Break-even rent $710

Max offer price $75,000

Occupancy floor 81%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-26
   listed $75,000 Active
2. 2010-08-17
   soldstatus $32,500
3. 2010-08-16
   soldstatus $32,500 308-char remark

   Show marketing remark (308 chars)

   QUAINT HOME IN A COZY SETTING W/ WOODED BACK DROP FOR PRIVACY, LARGE LOT, HOME HAS NUNERIOUS MECHANICAL UPDATES INCLUDINGCENTRAL A/C, ELEC. SERVICE, MOST WINDOWS REPLACED, GOOD ROOF, UPDATED BATH, LARGE BASEMENT W/ GOOD HEADROOM, COVERED SIDE ENTRY PORCH. BEING SOLD AS IS. LENDER REQUIR. ARE BUYER RESPONSE

4. 2010-07-09
   listed $32,500 308-char remark

   Show marketing remark (308 chars)

   QUAINT HOME IN A COZY SETTING W/ WOODED BACK DROP FOR PRIVACY, LARGE LOT, HOME HAS NUNERIOUS MECHANICAL UPDATES INCLUDINGCENTRAL A/C, ELEC. SERVICE, MOST WINDOWS REPLACED, GOOD ROOF, UPDATED BATH, LARGE BASEMENT W/ GOOD HEADROOM, COVERED SIDE ENTRY PORCH. BEING SOLD AS IS. LENDER REQUIR. ARE BUYER RESPONSE

5. 1953-05-01
   soldstatus $9,250

ⓘ 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: $1,638 · $136/mo
• Projected year-2 tax: $1,638 · $136/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 2/10 Low 6 d/yr ≥96°F today · 14 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: $10,281
• − Mortgage interest: −$4,201
• − Property taxes: −$1,638
• − Insurance: −$375
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,182
• Taxable income: $241
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $1,332/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: Riverside Beaver County SD
• NCES district ID: 4217430
• Math proficiency: 41% ▼ -13.00%
• Reading proficiency: 68% ▼ -7.00%
• Median HH income: $55,660
• Composite: 46.95/100
• National rank: #2360
• State rank: #121 of 539 in PA

Livability — Ellwood City

• Score: 72/100
• State rank: #610
• US rank: #5866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,013

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% 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: ▼ -20.81%
• Current HPI: 257.3336
• 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

+710.8% since first listed

5 events — show timeline

• 2026-05-26 Listed $75,000 FSBO.com
• 2010-08-17 Sold (Public Records) $32,500 Public Records
• 2010-08-16 Sold (MLS) $32,500 West Penn MLS
• 2010-07-09 Listed $32,500 West Penn MLS
• 1953-05-01 Sold (Public Records) $9,250 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,638 · +2.0% YoY. Source: county tax records.