1203 2nd Ave · Conway, PA 15027

$99,900

3 bd · 1.5 ba · 2,011 sqft · SingleFamily public records · 27 Days on market

Built 1890 6,098 sqft lot Est $187k · 47% under

---

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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious three story home with a large front covered porch. Lots of old world charm and original woodwork. Plenty of counter and cabinet space in kitchen. New roof. There is a one car detached garage. Full, unfinished basement with the third full bathroom and added storage space.

Key facts

• Front covered porch
• Original woodwork
• New roof

Tags

• FRONT COVERED PORCH
• ORIGINAL WOODWORK
• COUNTER AND CABINET SPACE
• NEW ROOF
• DETACHED GARAGE
• ADDED STORAGE SPACE

Property features AI

Exterior

• Parking: Detached garage; 1 total parking space
• Home design: 3-story residence; Resale property
• Exterior features: 60 x 100 (approx.) lot dimensions; 0.14 acre lot

Interior

• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 3 full bathrooms
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#264 in PA, #2,329 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, commute D+, amenities F.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Freedom Area El Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 438 students, 53% FRL); Freedom Area Ms (math 19% / reading 42%, grade F, #376 of 512 statewide, top 74%, 370 students, 60% FRL); Freedom Area Shs (math 37% / reading 24%, grade F, #344 of 437 statewide, top 79%, 402 students, 48% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 2 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $100k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $187,023
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
354 11th St	0.09mi	3/1.0	1,728 (-14%)	6mo	$89,000	$52	65
1401 3rd Ave	0.17mi	3/1.0	1,766 (-12%)	5mo	$165,000	$93	65
1421 Miller St	0.70mi	3/3.0	2,043 (+2%)	6mo	$260,000	$127	54
1212 4th Ave	0.10mi	4/2.0 (+1)	1,728 (-14%)	23mo	$123,000	$71	46
1417 Sampson St	0.61mi	3/3.0	1,740 (-14%)	21mo	$265,000	$152	26

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $3,899
• Equity at exit: $14,895

10-year hold

• IRR: 13.2%
• Equity multiple: 2.06×
• Total profit: $29,560
• Equity at exit: $8,638

Cash invested: $27,972 (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 15027

• Home prices YoY: -6.8%
• Active inventory: 9
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $314

Break-even live

Break-even rent $1,051

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $370	-5% $342	+0% $314	+5% $285	+10% $257
Rent	-10% $199	-5% $256	+0% $314	+5% $371	+10% $428
Rate	-1.0pp $364	-0.5pp $339	base $314	+0.5pp $288	+1.0pp $261

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 4th Ave Conway, PA	4.0	1.0	1400	$1,600	$1.14	5d	1	0.10mi
1417 4th Ave Conway, PA	3.0	1.0	1440	$1,145	$0.80	9d	1	0.21mi

Listing history 6 events

1. 2026-05-06
   status Pending
2. 2026-04-23
   historical Contingent
3. 2026-04-09
   status Active
4. 2026-03-12
   listed $99,900 Active
5. 1989-06-26
   soldstatus $32,500
6. 1981-08-01
   soldstatus $32,500

ⓘ 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: $3,180 · $265/mo
• Projected year-2 tax: $3,180 · $265/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $17,380
• − Mortgage interest: −$5,596
• − Property taxes: −$3,180
• − Insurance: −$500
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,906
• Taxable income: $2,418
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $3,184/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — Conway

• Score: 79/100
• State rank: #264
• US rank: #2329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conway, PA
• City population: 2,136
• Population (ZIP): 2,136

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 (94%)
• Race & ethnicity: White 94% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Subsaharan African 2% Serbian 1%
• Foreign-born: 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: ▼ -20.15%
• Current HPI: 276.1254
• 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

+207.4% since first listed

6 events — show timeline

• 2026-05-06 Pending — West Penn MLS
• 2026-04-23 Contingent — West Penn MLS
• 2026-04-09 Relisted — West Penn MLS
• 2026-03-12 Listed $99,900 West Penn MLS
• 1989-06-26 Sold (Public Records) $32,500 Public Records
• 1981-08-01 Sold (Public Records) $32,500 Public Records

Property tax history

+8.1%/yr

Latest (2026): $3,180 · +4.8% YoY. Source: county tax records.