2207 2nd Ave · Koppel, PA 16136

$126,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily · 28 Days on market

Built 1916 Fair condition 2,613 sqft lot Est $94k · 34% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Appreciation +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks

This 115-year-old home, lovingly maintained by the original family, offers timeless charm in the heart of a small town where neighbors still greet each other by name. While ready for your personal updates, the home has been well cared for throughout the decades. Enjoy peaceful mornings on the front porch, quiet evenings on the back porch, and the convenience of a walk-out basement that adds functional space and potential. A rare opportunity to own a piece of local history with room to make it your own.

Key facts

• Front porch
• Walk-out basement
• Back porch

Tags

• FRONT PORCH
• BACK PORCH
• WALK-OUT BASEMENT

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water service; Public sewer service
• Home design: 2-story frame dwelling; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Carpet and vinyl flooring; Full basement with walk-out access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $126k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (1.4% below list).
• Recommended offer: $124k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#463 in PA, #4,234 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, amenities F.
• Big Beaver Falls Area SD (suburban): math 16% / reading 37% proficiency, ranked #467 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 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 (-0.7%/yr); year-one equity from $871 of loan paydown is wiped out by about $921 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 28 days — a 2% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,110 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1916 — 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. Schools are D-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. 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?
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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $94,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 2nd Ave	0.20mi	3/1.0	1,260 (-6%)	9mo	$163,900	$130	71
7477 Big Beaver Blvd	0.18mi	4/2.0 (+1)	1,523 (+13%)	2mo	$77,000	$51	60
3531 3rd Ave	0.35mi	3/1.0	1,364 (+2%)	23mo	$96,000	$70	60
7572 Big Beaver Blvd	0.52mi	2/1.0 (-1)	1,216 (-10%)	4mo	$34,000	$28	49

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

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.97×
• Total profit: $-910
• Equity at exit: $32,049

10-year hold

• IRR: 5.8%
• Equity multiple: 1.57×
• Total profit: $20,194
• Equity at exit: $35,066

Cash invested: $35,280 (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 16136

• Home prices YoY: -0.4%
• Active inventory: 4
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $110

Break-even live

Break-even rent $1,102

Max offer price $126,000

Occupancy floor 86%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $126,000 Active 28 DOM
2. 2026-06-17
   days on market $126,000 Active 27 DOM
3. 2026-06-16
   days on market $126,000 Active 26 DOM
4. 2026-06-15
   days on market $126,000 Active 25 DOM
5. 2026-06-13
   days on market $126,000 Active 23 DOM
6. 2026-06-13
   days on market $126,000 Active 22 DOM
7. 2026-06-09
   days on market $126,000 Active 19 DOM
8. 2026-06-08
   days on market $126,000 Active 18 DOM
9. 2026-06-07
   pricedays on market $126,000 Active 17 DOM
10. 2026-06-05
    days on market $140,000 Active 14 DOM
11. 2026-06-03
    days on market $140,000 Active 13 DOM
12. 2026-06-02
    days on market $140,000 Active 12 DOM
13. 2026-06-01
    days on market $140,000 Active 11 DOM
14. 2026-05-31
    days on market $140,000 Active 10 DOM
15. 2026-05-13
    price $122,000 267-char remark
16. 2026-05-12
    listed $135,500 Active 267-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 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: $14,902
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,665
• Taxable loss: −$726
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,497/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This 115-year-old home requires significant exterior repairs and maintenance, including a new roof and siding, to improve its condition and value.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major fencing — Old and in need of repair

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value
• Both Roof replacement — Critical to the home's structural integrity and safety
• Both Exterior siding repair or replacement — Improves the home's appearance and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
fencing · Old and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Roof replacement — Critical to the home's structural integrity and safety ↑
• Both Exterior siding repair or replacement — Improves the home's appearance and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Big Beaver Falls Area SD
• NCES district ID: 4203630
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,686
• Composite: 21.85/100
• National rank: #8241
• State rank: #467 of 539 in PA

Livability — Koppel

• Score: 75/100
• State rank: #463
• US rank: #4234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Koppel, PA
• City population: 797
• Population (ZIP): 797

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Scottish 2% Serbian 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: ▼ -0.73%
• Current HPI: 182.0225
• 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

+3.3% since first listed

3 events — show timeline

• 2026-06-07 Price Changed $126,000 West Penn MLS
• 2026-05-20 Listed $140,000 West Penn MLS
• 2026-05-13 Price Changed $122,000 FSBO.com