305 Dewhirst Ave · New Brighton, PA 15066

$42,340

1 bd · 1.0 ba · 681 sqft · SingleFamily public records · 51 Days on market

Built 1950 3,484 sqft lot $62/sqft · 48% below area Est $81k · 48% under ↓ 29% since listing

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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
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint cottage in wonderful Oak Hill! Quietly tucked away, the two bedroom home (one is trapped) has a wonderful detached garage. Nice sized eat in kitchen and living room. .. .the second bedroom was once a dining room until the family started to grow. The furnace is two years old and there are circuit breakers. This home could be transformed into a real treasure. .. .especially with that garage and location. New Brighton is developing a very vibrant downtown. Come join the fun

Key facts

• 3,484 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage (1 space); Total of 1 garage/parking space
• Utilities: Other water source
• Home design: Detached structure; Fee simple ownership; Above-grade living space (estimated)
• Construction: Above-grade other structures; Other foundation details; Year built estimated
• Exterior features: No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom 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 1-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 6.9% in New Brighton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#153 in PA, #1,275 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• New Brighton Area SD (suburban): math 17% / reading 37% proficiency, ranked #458 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 ($64k/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 $293 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 3.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,069 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.97% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.39%
• DSCR: 2.35
• GRM: 4.2

CMA / ARV

• ARV (median comp): $81,475
• List price: $42,340
• Delta: -48.03%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Elm St	0.12mi	1/1.0	740 (+9%)	8mo	$150,000	$203	74
125 Main	0.38mi	2/1.0 (+1)	736 (+8%)	12mo	$74,600	$101	53
1309 2nd Ave	0.63mi	1/1.5	752 (+10%)	3mo	$34,000	$45	49
1309 2nd St	0.35mi	2/1.5 (+1)	768 (+13%)	16mo	$83,000	$108	42

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: 25.1%
• Equity multiple: 2.04×
• Total profit: $12,315
• Equity at exit: $6,313

10-year hold

• IRR: 32.9%
• Equity multiple: 4.00×
• Total profit: $35,564
• Equity at exit: $3,661

Cash invested: $11,855 (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 15066

• Home prices YoY: -26.8%
• Active inventory: 42
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $835 high
• Mortgage (P&I): −$222
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $300

Break-even live

Break-even rent $455

Max offer price $42,340

Occupancy floor 59%

Sensitivity live

Price	-10% $324	-5% $312	+0% $300	+5% $288	+10% $276
Rent	-10% $234	-5% $267	+0% $300	+5% $333	+10% $366
Rate	-1.0pp $322	-0.5pp $311	base $300	+0.5pp $289	+1.0pp $278

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: $10,585
• Closing costs: $1,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Valley Ave Apt 2 New Brighton, PA	1.0	1.0	488	$895	$1.83	45d	1	0.10mi
201 Valley Ave Apt 1 New Brighton, PA	1.0	1.0	488	$799	$1.64	13d	1	0.10mi
607 6th Ave New Brighton, PA	1.0	1.0	510	$850	$1.67	3d	1	0.73mi
1115 6th Ave Unit 302 Beaver Falls, PA	1.0	1.0	600	$699	$1.17	3d	1	0.76mi
516 3rd Ave New Brighton, PA	1.0	1.0	600	$800	$1.33	3d	1	0.86mi
816 3rd Ave Apt 4 New Brighton, PA	2.0	1.0	600	$745	$1.24	3d	1	0.96mi

Listing history 20 events

1. 2026-06-21
   days on market $42,340 Active 51 DOM
2. 2026-06-18
   days on market $42,340 Active 48 DOM
3. 2026-06-17
   days on market $42,340 Active 47 DOM
4. 2026-06-16
   days on market $42,340 Active 46 DOM
5. 2026-06-15
   days on market $42,340 Active 45 DOM
6. 2026-06-13
   days on market $42,340 Active 43 DOM
7. 2026-06-13
   days on market $42,340 Active 42 DOM
8. 2026-06-09
   days on market $42,340 Active 39 DOM
9. 2026-06-08
   days on market $42,340 Active 38 DOM
10. 2026-06-07
    days on market $42,340 Active 37 DOM
11. 2026-06-03
    days on market $42,340 Active 33 DOM
12. 2026-06-02
    days on market $42,340 Active 32 DOM
13. 2026-06-01
    days on market $42,340 Active 31 DOM
14. 2026-05-31
    days on market $42,340 Active 30 DOM
15. 2026-05-01
    listed $42,340 Active 617-char remark
16. 2022-09-27
    soldstatus $65,000
17. 2022-09-22
    soldstatus $65,000 Closed 483-char remark

    Show marketing remark (483 chars)

    Quaint cottage in wonderful Oak Hill! Quietly tucked away, the two bedroom home (one is trapped) has a wonderful detached garage. Nice sized eat in kitchen and living room. .. .the second bedroom was once a dining room until the family started to grow. The furnace is two years old and there are circuit breakers. This home could be transformed into a real treasure. .. .especially with that garage and location. New Brighton is developing a very vibrant downtown. Come join the fun

18. 2022-08-24
    status Pending 483-char remark

    Show marketing remark (483 chars)

    Quaint cottage in wonderful Oak Hill! Quietly tucked away, the two bedroom home (one is trapped) has a wonderful detached garage. Nice sized eat in kitchen and living room. .. .the second bedroom was once a dining room until the family started to grow. The furnace is two years old and there are circuit breakers. This home could be transformed into a real treasure. .. .especially with that garage and location. New Brighton is developing a very vibrant downtown. Come join the fun

19. 2022-07-22
    historical Contingent 483-char remark

    Show marketing remark (483 chars)

    Quaint cottage in wonderful Oak Hill! Quietly tucked away, the two bedroom home (one is trapped) has a wonderful detached garage. Nice sized eat in kitchen and living room. .. .the second bedroom was once a dining room until the family started to grow. The furnace is two years old and there are circuit breakers. This home could be transformed into a real treasure. .. .especially with that garage and location. New Brighton is developing a very vibrant downtown. Come join the fun

20. 2022-07-19
    listed $60,000 Active 483-char remark

    Show marketing remark (483 chars)

    Quaint cottage in wonderful Oak Hill! Quietly tucked away, the two bedroom home (one is trapped) has a wonderful detached garage. Nice sized eat in kitchen and living room. .. .the second bedroom was once a dining room until the family started to grow. The furnace is two years old and there are circuit breakers. This home could be transformed into a real treasure. .. .especially with that garage and location. New Brighton is developing a very vibrant downtown. Come join the fun

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 7 d/yr ≥97°F today · 18 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: $10,025
• − Mortgage interest: −$2,372
• − Property taxes: −$1,441
• − Insurance: −$212
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,232
• Taxable income: $3,165
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $2,843/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 Brighton Area SD
• NCES district ID: 4216530
• Math proficiency: 17% ▼ -17.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $41,579
• Composite: 22.83/100
• National rank: #8014
• State rank: #458 of 539 in PA

Livability — New Brighton

• Score: 82/100
• State rank: #153
• US rank: #1275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brighton, PA
• County: Beaver County · 116,001 people
• City population: 12,048
• Metro: Pittsburgh, PA
• Population (ZIP): 12,048
• Household income: $63,836
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 187.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 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: ▼ -67.49%
• Current HPI: 184.7104
• 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

-29.4% since first listed

6 events — show timeline

• 2026-05-01 Listed $42,340 BRIGHT MLS
• 2022-09-27 Sold (Public Records) $65,000 Public Records
• 2022-09-22 Sold (MLS) $65,000 West Penn MLS
• 2022-08-24 Pending — West Penn MLS
• 2022-07-22 Contingent — West Penn MLS
• 2022-07-19 Listed $60,000 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $1,441 · +4.7% YoY. Source: county tax records.