2065 Brodhead Rd · Hopewell, PA 15001

$150,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 227 Days on market

Built 1946 8,712 sqft lot $153/sqft · 19% below area Est $186k · 19% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Rent growth +3.0/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 1-bath home in the Hopewell School District offers a newer roof, updated mechanics, and a walk-out basement with plenty of storage. Inside, you'll find a flexible floor plan with a dining room that can also serve as a home office. The fenced yard provides usable outdoor space ideal for relaxing, playing, or pets. With its convenient location and versatile layout, this property is perfect as a primary residence, home/office, or investment opportunity.

Key facts

• Fenced yard
• Newer roof
• Flexible floor plan

Tags

• NEWER ROOF
• UPDATED MECHANICS
• WALK-OUT BASEMENT
• FENCED YARD
• FLEXIBLE FLOOR PLAN
• USABLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,615 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, employment D, schools F.
• Hopewell Area SD (suburban): math 36% / reading 60% proficiency, ranked #191 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 130 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 227 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $88k; list at $150k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $186,124
• List price: $150,000
• Delta: -19.41%
• 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
2071 Brodhead Rd	0.03mi	2/2.0 (-1)	946 (-4%)	2mo	$150,000	$159	82
3112 Ridge Ave	0.28mi	3/1.0	1,001 (+2%)	11mo	$120,000	$120	74
2118 Brodhead Rd	0.26mi	3/1.0	1,056 (+8%)	3mo	$217,500	$206	73
205 Morrow Way	0.30mi	3/1.5	960 (-2%)	10mo	$186,000	$194	72
5037 Clifton Dr	0.43mi	3/1.5	988 (+1%)	11mo	$226,000	$229	68
125 Strawberry Aly	0.21mi	3/1.5	1,077 (+10%)	12mo	$180,000	$167	62
5032 Clifton Dr	0.40mi	4/1.5 (+1)	1,040 (+6%)	12mo	$250,000	$240	54
5129 Wickham St	0.58mi	3/2.0	1,040 (+6%)	13mo	$240,000	$231	48
5204 Webb St	0.59mi	3/1.5	1,056 (+8%)	13mo	$222,500	$211	47
5106 Mcintosh Dr	0.65mi	3/1.0	1,056 (+8%)	12mo	$235,000	$223	47
5100 Mcintosh Dr	0.61mi	2/1.5 (-1)	1,092 (+11%)	5mo	$190,000	$174	41
5612 Alan St	0.70mi	3/2.0	1,100 (+12%)	8mo	$241,000	$219	36

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-9,694
• Equity at exit: $22,365

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $6,228
• Equity at exit: $12,969

Cash invested: $42,000 (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 15001

• Home prices YoY: -20.8%
• Rents YoY: 2.0%
• Active inventory: 130
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $253

Break-even live

Break-even rent $1,297

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2971 Kane Rd Aliquippa, PA	1.0–3.0	1.0–2.0	1173	$1,880	$1.60	1d	18	1.23mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 227 DOM
2. 2026-06-17
   days on market $150,000 Active 226 DOM
3. 2026-06-16
   days on market $150,000 Active 225 DOM
4. 2026-06-15
   days on market $150,000 Active 224 DOM
5. 2026-06-13
   days on market $150,000 Active 222 DOM
6. 2026-06-09
   days on market $150,000 Active 218 DOM
7. 2026-06-08
   days on market $150,000 Active 217 DOM
8. 2026-06-07
   days on market $150,000 Active 216 DOM
9. 2026-06-05
   days on market $150,000 Active 213 DOM
10. 2026-06-03
    days on market $150,000 Active 212 DOM
11. 2026-06-02
    days on market $150,000 Active 211 DOM
12. 2026-06-01
    days on market $150,000 Active 210 DOM
13. 2026-05-31
    days on market $150,000 Active 209 DOM
14. 2026-04-28
    price $150,000 479-char remark

    Show marketing remark (479 chars)

    This charming 3-bedroom, 1-bath home in the Hopewell School District offers a newer roof, updated mechanics, and a walk-out basement with plenty of storage. Inside, you'll find a flexible floor plan with a dining room that can also serve as a home office. The fenced yard provides usable outdoor space ideal for relaxing, playing, or pets. With its convenient location and versatile layout, this property is perfect as a primary residence, home/office, or investment opportunity.

15. 2025-11-03
    listed $157,000 Active 479-char remark

    Show marketing remark (479 chars)

    This charming 3-bedroom, 1-bath home in the Hopewell School District offers a newer roof, updated mechanics, and a walk-out basement with plenty of storage. Inside, you'll find a flexible floor plan with a dining room that can also serve as a home office. The fenced yard provides usable outdoor space ideal for relaxing, playing, or pets. With its convenient location and versatile layout, this property is perfect as a primary residence, home/office, or investment opportunity.

16. 2007-10-11
    soldstatus $87,500
17. 2007-08-31
    soldstatus $87,500
18. 2007-04-19
    listed $114,900
19. 1974-09-01
    soldstatus $10,000

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,240 · $187/mo
• Expected delta: +$130/yr (+$11/mo · 6.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°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: $19,416
• − Mortgage interest: −$8,402
• − Property taxes: −$2,110
• − Insurance: −$750
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$4,364
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,875/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: Hopewell Area SD
• NCES district ID: 4212030
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $59,944
• Composite: 41.98/100
• National rank: #3340
• State rank: #191 of 539 in PA

Livability — Hopewell

• Score: 57/100
• State rank: #1615
• US rank: #22072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 31,976
• Household income: $70,985
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 720.0

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 (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 2% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -65.21%
• Current HPI: 247.7251
• Rent YoY: ▲ 2.05%
• 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

+1400.0% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $150,000 West Penn MLS
• 2025-11-03 Listed $157,000 West Penn MLS
• 2007-10-11 Sold (Public Records) $87,500 Public Records
• 2007-08-31 Sold (MLS) $87,500 West Penn MLS
• 2007-04-19 Listed $114,900 West Penn MLS
• 1974-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $2,110 · +3.5% YoY. Source: county tax records.