330 Beaver Ave · Aliquippa, PA 15001

$65,000

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 36 Days on market

Built 1905 2,613 sqft lot $43/sqft · 20% below area Est $81k · 20% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Well built 3 bedroom -1 bath home with a fantastic 20x11 kitchen! A full wall of wood cabinets gives you plenty of cupboard space and lots of room to work on all the families meals! The 20x21 livingroom also can accommodate everyone over for all the holidays! The primary bedroom features an overhead lighted fan and is 13x11. The 2nd bedroom also has an overhead lighted fan and measures 13x10. The 3rd bedroom is currently an office and is 9x9. The main bath is also oversized at 11x7. The back porch is covered and is awesome for having the morning cup of coffee or just relaxing from a long day! The 2 car garage allows for no de icing the car on those long cold winter days. A small shed comes

Key facts

• Small shed
• Covered back porch
• 2,613 sq ft lot

Tags

• COVERED BACK PORCH
• UPDATED ELECTRICAL PANEL
• SMALL SHED

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Two total parking spaces
• Utilities: Public water; Public sewer; Electric service available
• Home design: Two-story frame home; Asphalt roof; Resale condition
• Construction: Frame construction; Asphalt roof
• Exterior features: Small lot (approximately 0.06 acres)

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bedrooms: Upper-level bedrooms (three total): 13x10, 11x13, and 9x9
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating; Wall or window cooling units
• Interior features: Window treatments throughout; Unfinished walk-out basement
• Laundry & utility: Basement provides utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 6.0% in Aliquippa — 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 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.
• Aliquippa SD (suburban): math 4% / reading 19% proficiency, ranked #530 of 539 in PA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 130 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 + 2.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $65k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1905 — 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: 2.39% ✓
• Cap rate: 20.27%
• Cash-on-cash: 49.92%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $81,014
• List price: $65,000
• Delta: -19.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346 Beaver Ave	0.04mi	4/2.0 (+1)	1,606 (+7%)	14mo	$69,000	$43	65
370 Wayne St	0.70mi	3/2.0	1,648 (+10%)	20mo	$197,500	$120	30
340 Wayne St	0.72mi	3/2.0	1,271 (-15%)	14mo	$198,000	$156	25
431 Holmes Ave	0.72mi	4/2.5 (+1)	1,680 (+12%)	19mo	$253,777	$151	19

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: 46.5%
• Equity multiple: 2.99×
• Total profit: $36,259
• Equity at exit: $9,692

10-year hold

• IRR: 51.9%
• Equity multiple: 5.83×
• Total profit: $87,898
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $757

Break-even live

Break-even rent $595

Max offer price $65,000

Occupancy floor 46%

Sensitivity live

Price	-10% $794	-5% $776	+0% $757	+5% $739	+10% $720
Rent	-10% $635	-5% $696	+0% $757	+5% $819	+10% $880
Rate	-1.0pp $790	-0.5pp $774	base $757	+0.5pp $740	+1.0pp $723

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Economy St Aliquippa, PA	2.0	1.0	1285	$1,200	$0.93	2d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 36 DOM
2. 2026-06-17
   days on market $65,000 Active 35 DOM
3. 2026-06-16
   days on market $65,000 Active 34 DOM
4. 2026-06-15
   days on market $65,000 Active 33 DOM
5. 2026-06-13
   days on market $65,000 Active 31 DOM
6. 2026-06-09
   days on market $65,000 Active 27 DOM
7. 2026-06-08
   days on market $65,000 Active 26 DOM
8. 2026-06-08
   price $65,000 Active 25 DOM
9. 2026-06-07
   days on market $67,000 Active 25 DOM
10. 2026-06-03
    days on market $67,000 Active 21 DOM
11. 2026-06-02
    days on market $67,000 Active 20 DOM
12. 2026-06-01
    days on market $67,000 Active 19 DOM
13. 2026-05-31
    days on market $67,000 Active 18 DOM
14. 2026-05-14
    listed $67,000 Active 904-char remark
15. 1993-12-03
    soldstatus $23,000

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,636
• − Mortgage interest: −$3,641
• − Property taxes: −$1,221
• − Insurance: −$325
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$1,891
• Taxable income: $8,577
• Est. tax owed @ 24.0%: −$2,058
• After-tax cash flow: $7,028/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: Aliquippa SD
• NCES district ID: 4202130
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $31,613
• Composite: 9.05/100
• National rank: #9874
• State rank: #530 of 539 in PA

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

• Census place: Aliquippa, PA
• 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

+182.6% since first listed

3 events — show timeline

• 2026-06-07 Price Changed $65,000 West Penn MLS
• 2026-05-14 Listed $67,000 West Penn MLS
• 1993-12-03 Sold (Public Records) $23,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $1,221 · -1.6% YoY. Source: county tax records.