939 Marshall Ave · New Castle, PA 16101

$120,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 12 Days on market

Built 1925 4,356 sqft lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Seller is assisted by an Attorney in Fact. Do not knock on door or approach house without prior communication.

Key facts

• 3 season room
• Covered deck
• Fenced yard

Tags

• 3 SEASON ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DEEP SOAKING TUB
• COVERED DECK
• FENCED YARD

Property features AI

Exterior

• Parking: Off-street and on-street parking available; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Construction: Asphalt roof; Home warranty included
• Exterior features: Private pool; Lot dimensions ~39 x 104

Interior

• Kitchen: Kitchen on main level (10x13); Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Two upper-level bedrooms (13x9 and 16x9); Bonus room on main level (20x9)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air gas heating
• Interior features: Multi-pane windows with screens; Unfinished basement (has basement)
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 82/100 on livability (#137 in PA, #1,120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• New Castle Area SD (town): math 9% / reading 19% proficiency, ranked #519 of 539 in PA (top 96%) — 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: Rents rising fast (+20.1%/yr); 118 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $18k; list at $120k implies a 549% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1925 — 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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $50,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Morton St	0.26mi	3/1.0 (+1)	1,123 (+0%)	0mo	$40,000	$36	82
1023 Beckford St	0.20mi	3/1.0 (+1)	1,104 (-1%)	3mo	$25,000	$23	81
939 Warren Ave	0.42mi	3/1.0 (+1)	1,123 (+0%)	1mo	$135,000	$120	74
1042 Maryland Ave	0.22mi	3/1.0 (+1)	1,204 (+8%)	2mo	$54,000	$45	71
1815 E Washington St	0.71mi	2/1.0	1,134 (+1%)	6mo	$69,000	$61	60
418 E Division St	0.73mi	3/1.5 (+1)	1,120 (0%)	0mo	$18,000	$16	58
746 Castle St	0.60mi	3/1.0 (+1)	1,066 (-5%)	2mo	$169,900	$159	58
509 E Lutton St	0.63mi	2/1.0	1,059 (-5%)	6mo	$40,000	$38	57
1019 Summit St	0.61mi	2/1.0	1,026 (-8%)	6mo	$65,000	$63	53
1308 Cunningham Ave	0.63mi	3/1.0 (+1)	1,288 (+15%)	1mo	$25,000	$19	40
428 E Division St	0.70mi	3/1.0 (+1)	1,260 (+12%)	6mo	$60,000	$48	37
506 E Long Ave	0.74mi	3/1.0 (+1)	1,280 (+14%)	2mo	$9,500	$7	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $2,608
• Equity at exit: $17,892

10-year hold

• IRR: 15.8%
• Equity multiple: 2.57×
• Total profit: $52,773
• Equity at exit: $10,375

Cash invested: $33,600 (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 16101

• Home prices YoY: -26.3%
• Rents YoY: 20.1%
• Active inventory: 118
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$629
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $240

Break-even live

Break-even rent $980

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $308	-5% $274	+0% $240	+5% $206	+10% $172
Rent	-10% $139	-5% $189	+0% $240	+5% $291	+10% $341
Rate	-1.0pp $300	-0.5pp $270	base $240	+0.5pp $209	+1.0pp $177

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 Morton St New Castle, PA	3.0	1.0	1440	$1,375	$0.95	44d	1	0.11mi
1056 Adams St New Castle, PA	3.0	1.0	1116	$1,500	$1.34	44d	1	0.32mi
1112 Williams St New Castle, PA	2.0	1.0	1026	$1,400	$1.36	44d	1	0.41mi
712 E Reynolds St New Castle, PA	3.0	1.0	1182	$975	$0.82	44d	1	0.47mi
503 Galbreath St New Castle, PA	2.0	1.0	1228	$1,295	$1.05	44d	1	0.85mi
1605 S Jefferson St New Castle, PA	3.0	1.0	1500	$1,500	$1.00	44d	1	1.20mi
1708 Moravia St New Castle, PA	3.0	2.0	1500	$1,500	$1.00	44d	1	1.45mi

Listing history 9 events

1. 2026-06-21
   days on market $120,000 Active 12 DOM
2. 2026-06-19
   days on market $120,000 Active 10 DOM
3. 2026-06-18
   days on market $120,000 Active 9 DOM
4. 2026-06-17
   days on market $120,000 Active 8 DOM
5. 2026-06-16
   days on market $120,000 Active 7 DOM
6. 2026-06-15
   days on market $120,000 Active 6 DOM
7. 2026-06-14
   days on market $120,000 Active 4 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $120,000 Active 3 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: $1,140 · $95/mo
• Projected year-2 tax: $1,518 · $127/mo
• Expected delta: +$378/yr (+$31/mo · 33.1%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,407
• − Mortgage interest: −$6,722
• − Property taxes: −$1,140
• − Insurance: −$600
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,491
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,642/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: New Castle Area SD
• NCES district ID: 4216620
• Math proficiency: 9% ▼ -13.00%
• Reading proficiency: 19% ▼ -23.00%
• Median HH income: $30,967
• Composite: 11.08/100
• National rank: #9736
• State rank: #519 of 539 in PA

Livability — New Castle

• Score: 82/100
• State rank: #137
• US rank: #1120

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, PA
• County: Lawrence County · 30,767 people
• City population: 30,767
• Metro: New Castle, PA
• Population (ZIP): 30,767
• Household income: $51,128
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1047.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.77%
• Current HPI: 159.3091
• Rent YoY: ▲ 20.05%
• Metro: New Castle, 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

+374.0% since first listed

7 events — show timeline

• 2026-06-09 Listed $120,000 West Penn MLS
• 2025-04-10 Delisted — West Penn MLS
• 2025-04-04 Price Changed $20,000 West Penn MLS
• 2025-04-01 Listed $29,900 West Penn MLS
• 2019-05-14 Sold (MLS) $18,500 West Penn MLS
• 2019-04-19 Pending — West Penn MLS
• 2019-02-02 Listed $25,316 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $1,140 · +2.0% YoY. Source: county tax records.