1516 Pennsylvania Ave · Monaca, PA 15061

$50,000

1 bd · 1.0 ba · 800 sqft · SingleFamily public records · 6 Days on market

Built 1936 1,306 sqft lot Est $78k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity In Monaca ~ Single Family Detached Home With Off Street Parking ~ As You Enter The Home On The Main Level You Will Find A Large Living Room And In Unit Laundry Room ~ Upper Level Features Eat In Kitchen, Bedroom With Large Closet And Full Bathroom ~ Deck Access From The Eat In Kitchen ~ Roof Replaced In July 2025 ~ Nearby Shopping, Dining And More

Key facts

• Off street parking
• Eat in kitchen
• Deck access

Tags

• OFF STREET PARKING
• IN UNIT LAUNDRY ROOM
• EAT IN KITCHEN
• DECK ACCESS
• NEARBY SHOPPING
• NEARBY DINING

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: 2-story property; New construction; Vinyl siding; Asphalt roof
• Construction: New construction; Vinyl siding construction; Asphalt roof
• Exterior features: Small lot (approximately 0.03 acres)

Interior

• Kitchen: Refrigerator included
• Bedrooms: Upper level bedroom(s)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heat
• Interior features: Partially finished basement with walk-out access; Carpet and laminate flooring
• Laundry & utility: Lower level laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 81/100 on livability (#182 in PA, #1,516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• Market conditions: 78 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 16% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $9k; list at $50k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1936 — 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: 2.00% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.65%
• DSCR: 2.59
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $78,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Indiana Ave	0.23mi	1/1.0	756 (-6%)	5mo	$74,000	$98	76
716 Kaye Ave	0.49mi	2/1.0 (+1)	768 (-4%)	22mo	$62,500	$81	47
1106 Bechtel St	0.60mi	2/1.0 (+1)	760 (-5%)	17mo	$80,000	$105	45

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: 31.3%
• Equity multiple: 2.32×
• Total profit: $18,419
• Equity at exit: $7,455

10-year hold

• IRR: 38.5%
• Equity multiple: 4.59×
• Total profit: $50,282
• Equity at exit: $4,323

Cash invested: $14,000 (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 15061

• Home prices YoY: -28.6%
• Active inventory: 78
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,002 high
• Mortgage (P&I): −$262
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $416

Break-even live

Break-even rent $475

Max offer price $50,000

Occupancy floor 53%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Marshall Rd Monaca, PA	1.0	1.0	847	$1,262	$1.49	1d	1	0.88mi
635 3rd Ave Unit 2 Freedom, PA	1.0	1.0	600	$795	$1.32	23d	1	0.98mi
635 3rd Ave Freedom, PA	2.0	1.0	1050	$950	$0.90	1d	1	0.99mi
243 Pennsylvania Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,100	$1.10	14d	1	1.08mi
230 W Madison St Unit 6 Rochester, PA	2.0	1.0	975	$1,100	$1.13	1d	1	1.25mi
1401 4th Ave #1 Freedom, PA	2.0	1.0	955	$850	$0.89	3d	1	1.43mi

Listing history 6 events

1. 2026-06-18
   days on market $50,000 Active 6 DOM
2. 2026-06-17
   days on market $50,000 Active 5 DOM
3. 2026-06-16
   days on market $50,000 Active 4 DOM
4. 2026-06-15
   days on market $50,000 Active 3 DOM
5. 2026-06-13
   remarks 367-char remark
6. 2026-06-13
   listed $50,000 Active 1 DOM

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 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: $12,020
• − Mortgage interest: −$2,801
• − Property taxes: −$1,109
• − Insurance: −$250
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$1,455
• Taxable income: $4,483
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $3,915/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)

No district data.

Livability — Monaca

• Score: 81/100
• State rank: #182
• US rank: #1516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monaca, PA
• County: Beaver County · 116,001 people
• City population: 12,413
• Metro: Pittsburgh, PA
• Population (ZIP): 12,413
• Household income: $73,010
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 123.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -93.11%
• Current HPI: 232.6703
• Rent YoY: —
• 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

+455.6% since first listed

2 events — show timeline

• 2026-06-12 Listed $50,000 West Penn MLS
• 2005-03-28 Sold (Public Records) $9,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $1,109 · +4.3% YoY. Source: county tax records.