105 1st St · Bentleyville, PA 15314

$103,950

4 bd · 2.0 ba · 1,958 sqft · SingleFamily public records · 1 Days on market

Built 1912 4,791 sqft lot ↓ 41% since listing

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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 +23.0/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Welcome to 105 1st Street located in Bentleyville, PA. This 2-story property has many newer updates. Main level of the property has laminate flooring and neutral carpeting. Kitchen, Living Room, Dining Room, 1 Bedroom and Full Bath are all situated on this first level of the house. Upper level of the home has 3 bedrooms, a full bathroom, and laundry room! This home has both indoor and outdoor living spaces. Step through the kitchen sliding doors onto the covered back patio that has a view of the grassy backyard.

Key facts

• 4,791 sq ft lot
• Built 1912

Property features AI

Exterior

• Parking: Other parking
• Utilities: Other water source
• Home design: Detached structure; Fee simple ownership; Year built estimated
• Construction: Other foundation
• Exterior features: Above-grade other structures

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: Estimated living area; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).

Location & tenants

• Location reads 72/100 on livability (#658 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $718 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,950

Questions for the listing agent

1. Built in 1912 — 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. 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: 1.28% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $332,860
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Hazel St	0.24mi	3/2.5 (-1)	2,107 (+8%)	18mo	$184,000	$87	54
105 Gibson Rd	0.68mi	3/3.0 (-1)	2,000 (+2%)	4mo	$340,000	$170	52

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-4,934
• Equity at exit: $15,499

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $11,348
• Equity at exit: $8,988

Cash invested: $29,106 (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 15314

• Home prices YoY: -3.2%
• Active inventory: 16
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$278 /mo · $3,334/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $185

Break-even live

Break-even rent $1,097

Max offer price $103,950

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $215	+0% $185	+5% $156	+10% $126
Rent	-10% $80	-5% $133	+0% $185	+5% $238	+10% $290
Rate	-1.0pp $238	-0.5pp $212	base $185	+0.5pp $158	+1.0pp $131

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: $25,988
• Closing costs: $3,118
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 372-char remark
2. 2026-06-18
   listed $103,950 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: $3,334 · $278/mo
• Projected year-2 tax: $3,334 · $278/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,973
• − Mortgage interest: −$5,823
• − Property taxes: −$3,334
• − Insurance: −$520
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,024
• Taxable income: $716
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $2,051/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: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Bentleyville

• Score: 72/100
• State rank: #658
• US rank: #6439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentleyville, PA
• Population (ZIP): 3,490

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Serbian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.80%
• Current HPI: 208.2692
• 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

-40.6% since first listed

15 events — show timeline

• 2026-06-18 Listed $103,950 BRIGHT MLS
• 2024-03-22 Listed $215,000 West Penn MLS
• 2022-06-08 Sold (Public Records) $205,000 Public Records
• 2022-06-02 Sold (MLS) $205,000 West Penn MLS
• 2022-04-25 Pending — West Penn MLS
• 2022-04-20 Listed $199,999 West Penn MLS
• 2018-09-11 Delisted — West Penn MLS
• 2018-05-29 Price Changed $125,900 West Penn MLS
• 2018-04-02 Price Changed $134,900 West Penn MLS
• 2018-02-18 Price Changed $144,900 West Penn MLS
• 2018-01-26 Price Changed $154,900 West Penn MLS
• 2017-12-21 Price Changed $164,900 West Penn MLS
• 2017-12-06 Relisted — West Penn MLS
• 2017-12-05 Listed $175,000 West Penn MLS
• 2017-12-04 Delisted — West Penn MLS

Property tax history

+47.3%/yr

Latest (2026): $3,334 · +8.8% YoY. Source: county tax records.