932 New St · Hopewell, PA 16650

$55,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 10 Days on market

Built 1895 4,356 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't miss out on this wonderfully priced home! A great oppurtunity for a starter home, rental income, or a hunting/fishing cabin without roughing it! Amazing location for any outdoorsmen. This two story home, with a new roof installed in 2025, is located on a quiet street, just steps from the Juniata River and minutes from stocked trout streams and the Weaver Falls boat launch at Raystown Lake! We haven't even mentioned the nearby multiple state game lands or the hiking/biking trail that is within walking distance. Schedule your showing today.

Key facts

• Quiet street
• New roof
• Juniata river

Tags

• NEW ROOF
• QUIET STREET
• JUNIATA RIVER
• STOCKED TROUT STREAMS
• WEAVER FALLS BOAT LAUNCH
• STATE GAME LANDS

Property features AI

Finance

• Financial info: Fee simple ownership; Lease not considered

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public sewer; Well water
• Home design: Detached home; Estimated year built
• Construction: Stick-built with aluminum siding; Stone foundation; Above-grade structures present
• Exterior features: No tidal water on the lot

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Oil-fired heat; Electric hot water
• Interior features: Estimated living area; Basement with poured concrete foundation; Multiple (2+) access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

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.
• Northern Bedford County SD (rural): math 37% / reading 67% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $1k appreciation (2.0% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $55k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.11% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.16%
• DSCR: 2.83
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $34,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
681 Christian St	0.11mi	3/1.0	1,408 (+14%)	20mo	$40,000	$28	54

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 3.17×
• Total profit: $33,386
• Equity at exit: $21,843

10-year hold

• IRR: 41.1%
• Equity multiple: 6.28×
• Total profit: $81,241
• Equity at exit: $31,570

Cash invested: $15,400 (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 16650

• Home prices YoY: 1.6%
• Active inventory: 12
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $462

Break-even live

Break-even rent $577

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $493	-5% $477	+0% $462	+5% $446	+10% $431
Rent	-10% $370	-5% $416	+0% $462	+5% $508	+10% $554
Rate	-1.0pp $489	-0.5pp $476	base $462	+0.5pp $448	+1.0pp $433

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   status $55,000 Pending 10 DOM
2. 2026-06-08
   days on market $55,000 Active 10 DOM
3. 2026-06-08
   days on market $55,000 Active 9 DOM
4. 2026-06-05
   days on market $55,000 Active 7 DOM
5. 2026-06-04
   days on market $55,000 Active 5 DOM
6. 2026-06-02
   days on market $55,000 Active 4 DOM
7. 2026-06-01
   days on market $55,000 Active 3 DOM
8. 2026-05-31
   days on market $55,000 Active 2 DOM
9. 2026-05-29
   listed $55,000 Active
10. 2003-06-04
    soldstatus $24,000

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,941
• − Mortgage interest: −$3,081
• − Property taxes: −$939
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$1,600
• Taxable income: $5,018
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,337/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: Northern Bedford County SD
• NCES district ID: 4217580
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 67% ▼ -13.00%
• Median HH income: $49,732
• Composite: 44.3/100
• National rank: #2832
• State rank: #154 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

• Census place: Hopewell, PA
• Population (ZIP): 1,797

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.05%
• Current HPI: 129.5879
• 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

+129.2% since first listed

2 events — show timeline

• 2026-05-29 Listed $55,000 BRIGHT MLS
• 2003-06-04 Sold (Public Records) $24,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $939 · +8.0% YoY. Source: county tax records.