2012 8th Ave Rear · Beaver Falls, PA 15010

$84,900

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 47 Days on market

Built 1920 0.77 ac lot $72/sqft · 21% below area Est $107k · 21% under

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained house in Beaver Falls with 3 bedrooms and 1 full bath. This listing includes 3 lots. All rooms are nice sized with plenty of closet space. There is a living room, dining room, and kitchen on the first floor. Second floor has 3 bedrooms and a full bath. New kitchen, windows, door and roof were installed 3 1/2 years ago. Great outside space (3 LOTS), you can build a garage on one of the lots.

Key facts

• New kitchen
• 3 lots
• Outside space

Tags

• 3 LOTS
• NEW KITCHEN
• NEW WINDOWS
• NEW DOOR
• NEW ROOF
• OUTSIDE SPACE

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition; Metal roof; Aluminum siding
• Construction: Aluminum siding construction; Metal roof
• Exterior features: Lot approximately 0.77 acres; Lot dimensions about 120 x 280

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Wall cooling unit(s)
• Interior features: Vinyl flooring; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 7.5% in Beaver Falls — 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 84/100 on livability (#93 in PA, #675 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F.
• Big Beaver Falls Area SD (suburban): math 16% / reading 37% proficiency, ranked #467 of 539 in PA (top 87%) — 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 (+3.1%/yr); 146 active listings in the ZIP; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 + 3.1% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $85k implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.30% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $106,882
• List price: $84,900
• Delta: -20.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2217 7th Ave Rear	0.14mi	3/1.5	1,236 (+5%)	6mo	$137,000	$111	78
1716 4th Ave	0.32mi	2/1.0 (-1)	1,144 (-3%)	3mo	$30,000	$26	73
2535 8th Ave	0.36mi	2/1.0 (-1)	1,182 (+1%)	6mo	$22,000	$19	73
1503 3rd Ave	0.46mi	3/1.0	1,200 (+2%)	3mo	$48,000	$40	72
2525 7th Ave	0.34mi	3/1.5	1,248 (+6%)	1mo	$192,500	$154	71
2218 9th Ave	0.15mi	2/1.0 (-1)	1,088 (-7%)	5mo	$97,000	$89	71
1701 19th St	0.56mi	3/1.0	1,152 (-2%)	1mo	$190,000	$165	70
1510 18th Ave	0.68mi	3/1.0	1,215 (+3%)	2mo	$127,500	$105	61
1602 6th Ave	0.29mi	2/1.5 (-1)	1,058 (-10%)	3mo	$45,000	$43	60
1717 3rd Ave	0.36mi	2/2.0 (-1)	1,080 (-8%)	7mo	$40,000	$37	55
516 17th St	0.25mi	3/3.0	1,332 (+13%)	6mo	$35,000	$26	54
1727 16th St	0.67mi	3/2.0	1,286 (+9%)	6mo	$150,000	$117	44

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $6,899
• Equity at exit: $12,659

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $32,804
• Equity at exit: $7,341

Cash invested: $23,772 (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 15010

• Home prices YoY: -22.6%
• Rents YoY: 3.1%
• Active inventory: 146
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$445
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $323

Break-even live

Break-even rent $693

Max offer price $84,900

Occupancy floor 66%

Sensitivity live

Price	-10% $371	-5% $347	+0% $323	+5% $299	+10% $275
Rent	-10% $236	-5% $280	+0% $323	+5% $367	+10% $410
Rate	-1.0pp $366	-0.5pp $345	base $323	+0.5pp $301	+1.0pp $279

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	3d	1	0.12mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	3d	1	0.35mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	45d	1	0.39mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	3d	1	0.46mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	3d	1	0.51mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	3d	1	0.75mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,425	$1.49	3d	1	1.06mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	13d	1	1.25mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	15d	1	1.32mi
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	3d	1	1.34mi
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	3d	1	1.34mi

Listing history 19 events

1. 2026-06-21
   days on market $84,900 Active 47 DOM
2. 2026-06-18
   days on market $84,900 Active 44 DOM
3. 2026-06-17
   days on market $84,900 Active 43 DOM
4. 2026-06-16
   days on market $84,900 Active 42 DOM
5. 2026-06-15
   days on market $84,900 Active 41 DOM
6. 2026-06-13
   days on market $84,900 Active 39 DOM
7. 2026-06-13
   days on market $84,900 Active 38 DOM
8. 2026-06-09
   days on market $84,900 Active 35 DOM
9. 2026-06-08
   days on market $84,900 Active 34 DOM
10. 2026-06-07
    days on market $84,900 Active 33 DOM
11. 2026-06-05
    days on market $84,900 Active 30 DOM
12. 2026-06-03
    days on market $84,900 Active 29 DOM
13. 2026-06-02
    days on market $84,900 Active 28 DOM
14. 2026-06-01
    days on market $84,900 Active 27 DOM
15. 2026-05-31
    days on market $84,900 Active 26 DOM
16. 2026-05-18
    price $84,900 409-char remark
17. 2026-05-05
    listed $89,900 Active 409-char remark
18. 1982-08-06
    soldstatus $13,500
19. 1978-05-26
    soldstatus $10,900

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$270/yr (+$22/mo · 33.6%)

ⓘ 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 · 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: $13,226
• − Mortgage interest: −$4,756
• − Property taxes: −$802
• − Insurance: −$424
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,470
• Taxable income: $2,657
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,241/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: Big Beaver Falls Area SD
• NCES district ID: 4203630
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,686
• Composite: 21.85/100
• National rank: #8241
• State rank: #467 of 539 in PA

Livability — Beaver Falls

• Score: 84/100
• State rank: #93
• US rank: #675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver Falls, PA
• County: Beaver County · 116,001 people
• City population: 28,542
• Metro: Pittsburgh, PA
• Population (ZIP): 28,542
• Household income: $71,200
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 519.0

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 (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -76.25%
• Current HPI: 261.2703
• Rent YoY: ▲ 3.07%
• 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

+678.9% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $84,900 West Penn MLS
• 2026-05-05 Listed $89,900 West Penn MLS
• 1982-08-06 Sold (Public Records) $13,500 Public Records
• 1978-05-26 Sold (Public Records) $10,900 Public Records

Property tax history

-3.8%/yr

Latest (2026): $802 · +0.0% YoY. Source: county tax records.