1805 4th Ave · Beaver Falls, PA 15010

$38,000

1 bd · 1.0 ba · 512 sqft · SingleFamily public records · 16 Days on market

Built 1900 2,613 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for a project? This property has 2 houses on 1 lot! Both structures are in need of major rehab and are sold strictly as-is. Great potential for rental income! Live in one home, rent the other. The primary house is spacious with an ideal layout. Schedule a tour today!

Key facts

• Complete rehab
• New roof
• 2,613 sq ft lot

Tags

• NEW ROOF
• TWO HOUSES ON ONE LOT
• COMPLETE REHAB

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Composition roof
• Exterior features: Small lot (approximately 0.06 acres)

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Has basement; Resale condition

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% 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; 6 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).
• This rent is only 14% of the median local income ($71k/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 $263 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 + 3.1% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $38k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,430 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.14% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.43%
• DSCR: 2.75
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 2.52×
• Total profit: $16,196
• Equity at exit: $5,666

10-year hold

• IRR: 42.6%
• Equity multiple: 5.05×
• Total profit: $43,134
• Equity at exit: $3,286

Cash invested: $10,640 (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: 3.9×

Monthly cashflow live

• Estimated rent: $813 high
• Mortgage (P&I): −$199
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $350

Break-even live

Break-even rent $370

Max offer price $38,000

Occupancy floor 52%

Sensitivity live

Price	-10% $371	-5% $360	+0% $350	+5% $339	+10% $328
Rent	-10% $285	-5% $317	+0% $350	+5% $382	+10% $414
Rate	-1.0pp $369	-0.5pp $359	base $350	+0.5pp $340	+1.0pp $330

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 6th Ave Unit 302 Beaver Falls, PA	1.0	1.0	600	$699	$1.17	2d	1	0.49mi
201 Valley Ave Apt 2 New Brighton, PA	1.0	1.0	488	$895	$1.83	44d	1	1.05mi
201 Valley Ave Apt 1 New Brighton, PA	1.0	1.0	488	$799	$1.64	13d	1	1.05mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	2d	1	1.35mi
607 6th Ave New Brighton, PA	1.0	1.0	510	$850	$1.67	2d	1	1.44mi
516 3rd Ave New Brighton, PA	1.0	1.0	600	$800	$1.33	2d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $38,000 Active 16 DOM
2. 2026-06-17
   price $38,000 Active 15 DOM
3. 2026-06-17
   days on market $41,900 Active 15 DOM
4. 2026-06-16
   days on market $41,900 Active 14 DOM
5. 2026-06-15
   days on market $41,900 Active 13 DOM
6. 2026-06-13
   days on market $41,900 Active 11 DOM
7. 2026-06-13
   days on market $41,900 Active 10 DOM
8. 2026-06-09
   days on market $41,900 Active 7 DOM
9. 2026-06-08
   days on market $41,900 Active 6 DOM
10. 2026-06-07
    days on market $41,900 Active 5 DOM
11. 2026-06-05
    days on market $41,900 Active 2 DOM
12. 2026-06-03
    remarks 433-char remark
13. 2026-06-03
    listed $41,900 Active 1 DOM

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $927 · $77/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: $9,752
• − Mortgage interest: −$2,129
• − Property taxes: −$927
• − Insurance: −$190
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$1,105
• Taxable income: $3,840
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $3,274/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

+146.5% since first listed

5 events — show timeline

• 2026-06-03 Listed $41,900 West Penn MLS
• 2025-05-22 Pending — West Penn MLS
• 2025-05-16 Contingent — West Penn MLS
• 2025-05-06 Listed $30,000 West Penn MLS
• 1996-01-23 Sold (Public Records) $17,000 Public Records

Property tax history

-4.2%/yr

Latest (2026): $927 · +0.0% YoY. Source: county tax records.