613 Briarcliff Dr · Aliquippa, PA 15001

$160,000

4 bd · 1.5 ba · 2,304 sqft · SingleFamily public records · 40 Days on market

Built 1919 1.00 ac lot $69/sqft · 58% below area

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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 +19.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on 2 individual lots totaling a full acre this "DIAMOND IN THE ROUGH" offers a rare blend of space, privacy, and untapped potential. Surrounded by mature trees and set back from the road, the property provides a peaceful, secluded feel that's hard to find. Inside the home is rich with character and waiting for the right vision to bring it back to life. Original hardwood floors run throughout, complemented by 3 French Doors that add charm and natural light. A wide, inviting staircase anchors the home while built-in features, generously sized closets, original wood doors reflect the craftmanship of an earlier ear. This is a property for someone who appreciates classic de

Key facts

• French doors
• Full acre
• Built-in features

Tags

• FULL ACRE
• MATURE TREES
• ORIGINAL HARDWOOD FLOORS
• FRENCH DOORS
• WIDE INVITING STAIRCASE
• BUILT-IN FEATURES

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Approximately 1 acre lot; Lot dimensions about 170 x 247

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Bedroom 2 (upper); Bedroom 3 (upper); Bedroom 4 (upper); Bonus room (upper); Den (main)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full walk-up basement; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.0% in Aliquippa — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#216 in PA, #1,891 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F.
• Market conditions: Rents rising (+2.0%/yr); 130 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $160k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1919 — 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. 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: 1.11% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 7.5

CMA / ARV

• ARV (median comp): $376,534
• List price: $160,000
• Delta: -57.51%
• 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
106 Brobeck Dr	0.15mi	3/2.0 (-1)	2,104 (-9%)	17mo	$450,000	$214	57
512 East Dr	0.22mi	3/2.0 (-1)	2,498 (+8%)	17mo	$319,900	$128	54
3004 Woodfield Dr	0.65mi	4/2.5	2,250 (-2%)	11mo	$375,000	$167	53
2848 Brodhead Rd	0.70mi	3/2.5 (-1)	2,354 (+2%)	4mo	$276,375	$117	52
2893 Brodhead Rd	0.49mi	3/1.5 (-1)	2,016 (-12%)	1mo	$267,600	$133	50
217 Princeton Dr	0.70mi	3/2.0 (-1)	2,276 (-1%)	17mo	$210,000	$92	44
217 Bainbridge Dr	0.59mi	3/2.0 (-1)	2,188 (-5%)	16mo	$250,000	$114	43
175 Geneva Dr	0.47mi	4/3.5	2,016 (-12%)	14mo	$349,000	$173	37
102 Columbia Dr	0.70mi	3/2.5 (-1)	2,464 (+7%)	15mo	$300,000	$122	35
2032 Golfway Dr	0.75mi	3/2.5 (-1)	2,148 (-7%)	18mo	$439,900	$205	30
233 University Dr	0.35mi	3/3.5 (-1)	1,976 (-14%)	22mo	$418,000	$212	28
200 Geneva Dr	0.55mi	3/3.0 (-1)	2,014 (-13%)	19mo	$355,000	$176	27

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-16,479
• Equity at exit: $23,857

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-6,506
• Equity at exit: $13,834

Cash invested: $44,800 (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 15001

• Home prices YoY: -20.8%
• Rents YoY: 2.0%
• Active inventory: 130
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$326 /mo · $3,907/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $173

Break-even live

Break-even rent $1,559

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $264	-5% $218	+0% $173	+5% $128	+10% $83
Rent	-10% $33	-5% $103	+0% $173	+5% $243	+10% $314
Rate	-1.0pp $254	-0.5pp $214	base $173	+0.5pp $132	+1.0pp $89

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   status $160,000 Pending 40 DOM
2. 2026-06-09
   days on market $160,000 Contingent 40 DOM
3. 2026-06-08
   days on market $160,000 Contingent 39 DOM
4. 2026-06-07
   days on market $160,000 Contingent 38 DOM
5. 2026-06-03
   days on market $160,000 Contingent 34 DOM
6. 2026-06-02
   days on market $160,000 Contingent 33 DOM
7. 2026-06-01
   days on market $160,000 Contingent 32 DOM
8. 2026-05-31
   days on market $160,000 Contingent 31 DOM
9. 2026-05-17
   historical Contingent 943-char remark
10. 2026-04-30
    listed $160,000 Active 943-char remark
11. 1977-07-01
    soldstatus $35,000

ⓘ 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: $3,907 · $326/mo
• Projected year-2 tax: $3,907 · $326/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 3/10 Moderate 6 d/yr ≥97°F today · 14 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: $21,334
• − Mortgage interest: −$8,962
• − Property taxes: −$3,907
• − Insurance: −$800
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$4,655
• Taxable loss: −$404
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $2,175/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)

No district data.

Livability — Aliquippa

• Score: 80/100
• State rank: #216
• US rank: #1891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaver County · 116,001 people
• City population: 31,976
• Metro: Pittsburgh, PA
• Population (ZIP): 31,976
• Household income: $70,985
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 720.0

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 (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 2% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -65.21%
• Current HPI: 247.7251
• Rent YoY: ▲ 2.05%
• 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

+357.1% since first listed

4 events — show timeline

• 2026-06-09 Pending — West Penn MLS
• 2026-05-17 Contingent — West Penn MLS
• 2026-04-30 Listed $160,000 West Penn MLS
• 1977-07-01 Sold (Public Records) $35,000 Public Records

Property tax history

+0.4%/yr

Latest (2026): $3,907 · +3.2% YoY. Source: county tax records.