1828 4th Ave · Beaver Falls, PA 15010

$17,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 3 Days on market

Built 1900 4,356 sqft lot $13/sqft · 72% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

TP#05-002-0620-000-1, Just move into this 3-BR original woodwork home, many updates. Relax on back porch, level backyard. Don't miss this one!!! 24-hour notice to show

Key facts

• Fully gutted
• Off street parking
• Potential for garage

Tags

• CORNER LOT
• OFF STREET PARKING
• POTENTIAL FOR GARAGE
• FULLY GUTTED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story dwelling
• Exterior features: Lot size approximately 0.1 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale property

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Cap rate 67.3% vs local median 10.3% 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); 143 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $118 of loan paydown is wiped out by about $510 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,000

Questions for the listing agent

1. Built in 1900 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 7.53% ✓
• Cap rate: 67.29%
• Cash-on-cash: 217.85%
• DSCR: 10.69
• GRM: 1.1

CMA / ARV

• ARV (median comp): $61,534
• List price: $17,000
• Delta: -72.37%
• 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
516 17th St	0.15mi	3/3.0	1,332 (-1%)	6mo	$35,000	$26	79
420 20th St	0.10mi	2/1.5 (-1)	1,286 (-4%)	8mo	$113,500	$88	74
1503 3rd Ave	0.23mi	3/1.0	1,200 (-11%)	3mo	$48,000	$40	69
1815 4th Ave	0.04mi	3/2.0	1,504 (+12%)	7mo	$75,000	$50	68
1716 4th Ave	0.06mi	2/1.0 (-1)	1,144 (-15%)	3mo	$30,000	$26	65
2217 7th Ave Rear	0.34mi	3/1.5	1,236 (-8%)	6mo	$137,000	$111	64
1512 3rd Ave	0.22mi	2/1.0 (-1)	1,238 (-8%)	9mo	$66,000	$53	64
2525 7th Ave	0.50mi	3/1.5	1,248 (-7%)	1mo	$192,500	$154	62
620 24th St	0.37mi	3/1.0	1,232 (-8%)	13mo	$117,000	$95	58
1908 6th Ave	0.14mi	2/1.5 (-1)	1,144 (-15%)	9mo	$116,000	$101	55
2535 8th Ave	0.55mi	2/1.0 (-1)	1,182 (-12%)	6mo	$22,000	$19	45
824 2nd	0.74mi	3/1.5	1,527 (+14%)	13mo	$144,100	$94	30

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: —
• Equity multiple: 12.01×
• Total profit: $52,410
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 25.59×
• Total profit: $117,029
• Equity at exit: $1,470

Cash invested: $4,760 (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: 143
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$89
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $864

Break-even live

Break-even rent $186

Max offer price $17,000

Occupancy floor 27%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	1d	1	0.12mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	1d	1	0.21mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	14d	1	1.10mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.32mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,425	$1.49	1d	1	1.35mi

Listing history 6 events

1. 2026-05-04
   status Pending 313-char remark
2. 2026-04-29
   listed $17,000 Active 313-char remark
3. 2005-10-20
   soldstatus $46,500
4. 2005-10-18
   soldstatus $46,500 168-char remark

   Show marketing remark (168 chars)

   TP#05-002-0620-000-1, Just move into this 3-BR original woodwork home, many updates. Relax on back porch, level backyard. Don't miss this one!!! 24-hour notice to show

5. 2005-05-31
   listed $46,500 168-char remark

   Show marketing remark (168 chars)

   TP#05-002-0620-000-1, Just move into this 3-BR original woodwork home, many updates. Relax on back porch, level backyard. Don't miss this one!!! 24-hour notice to show

6. 1994-02-28
   soldstatus $13,000

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $610 · $51/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 ≥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: $15,360
• − Mortgage interest: −$952
• − Property taxes: −$610
• − Insurance: −$85
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$495
• Taxable income: $10,760
• Est. tax owed @ 24.0%: −$2,583
• After-tax cash flow: $7,787/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

+30.8% since first listed

6 events — show timeline

• 2026-05-04 Pending — West Penn MLS
• 2026-04-29 Listed $17,000 West Penn MLS
• 2005-10-20 Sold (Public Records) $46,500 Public Records
• 2005-10-18 Sold (MLS) $46,500 West Penn MLS
• 2005-05-31 Listed $46,500 West Penn MLS
• 1994-02-28 Sold (Public Records) $13,000 Public Records

Property tax history

-8.0%/yr

Latest (2026): $610 · +0.0% YoY. Source: county tax records.