2972 Brodhead Rd · Aliquippa, PA 15001

$185,000

3 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 9 Days on market

Built 1931 0.28 ac lot Est $274k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Storybook charm abounds in this 3-4 bedroom updated Stone cape cod situated in Center Twnshp. Beginning with a new 2 car carport +integral garage, professional landscaping & amazing fenced yard just over a 1/4 acre. Gorgeous wood covered patio perfect to sit out & enjoy nature. Step inside & immediately fall in love w/ the open floor plan. Amazing kitchen renovation w/ updated counters & cabinets, hardware, backsplash, island & more! Dining area steps out to the yard perfect for entertaining. The LR is spacious w/ gas fireplace, updated carpet & ample windows adding natural light. 1st floor bedroom off kitchen could also make a great den. The owner's suite boasts a new WIC just completed. Off the owner's suite is another flex space currently being utilized as a den, but would make a great nursery as well. The 3rd bedroom is a perfect kids room w/ a window alcove & cozy nooks. Full updated bath w/ bath fitters tub & surround. Conveniently located to Shopping, dining, & 376. Low Taxes!

Key facts

• 2 car carport
• Attached garage
• Covered wood patio

Tags

• 2 CAR CARPORT
• ATTACHED GARAGE
• FULLY FENCED YARD
• COVERED WOOD PATIO
• RENOVATED KITCHEN
• UPDATED CABINETRY

Property features AI

Exterior

• Parking: Attached covered garage; Total 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot with approximate dimensions 58 x 121 x 125 x 55 x 136; 0.28 acre lot

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Kitchen island

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-6 ($-74/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (15.0% below list).
• Recommended offer: $157k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% 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.
• Zoned schools: Todd Lane El Sch (math 44% / reading 61%, grade C-, #578 of 1,518 statewide, top 38%, 493 students, 28% FRL); Central Valley Ms (math 26% / reading 58%, grade D-, #221 of 512 statewide, top 45%, 543 students, 23% FRL); Central Valley Hs (math 87%, 709 students, 22% FRL).
• Market conditions: Rents rising (+2.0%/yr); 127 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 $1k of loan paydown is wiped out by about $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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.
• Current owner paid $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,159 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1931 — 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: 0.85% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $274,209
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Columbia Dr	0.59mi	3/2.0	1,156 (-0%)	3mo	$274,120	$237	66
221 Bainbridge Dr	0.68mi	3/2.0	1,132 (-2%)	3mo	$284,900	$252	58
234 Columbia Dr	0.63mi	3/2.0	1,180 (+2%)	9mo	$306,000	$259	56
436 Chapel Rd	0.66mi	3/2.0	1,124 (-3%)	12mo	$174,900	$156	50
710 Ivy Ln	0.59mi	3/2.5	1,228 (+6%)	9mo	$330,000	$269	49
215 Columbia Dr	0.60mi	4/2.5 (+1)	1,212 (+5%)	10mo	$243,000	$200	45
185 Ridgeview Dr	0.67mi	3/1.5	1,312 (+13%)	12mo	$221,000	$168	34

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: -17.6%
• Equity multiple: 0.39×
• Total profit: $-31,854
• Equity at exit: $27,584

10-year hold

• IRR: -11.5%
• Equity multiple: 0.34×
• Total profit: $-34,214
• Equity at exit: $15,995

Cash invested: $51,800 (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: 127
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-6

Break-even live

Break-even rent $1,579

Max offer price $183,912

Occupancy floor 95%

Sensitivity live

Price	-10% $99	-5% $46	+0% $-6	+5% $-59	+10% $-111
Rent	-10% $-130	-5% $-68	+0% $-6	+5% $56	+10% $118
Rate	-1.0pp $87	-0.5pp $41	base $-6	+0.5pp $-54	+1.0pp $-103

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Bennett Blvd Aliquippa, PA	3.0	2.0	1350	$1,500	$1.11	12d	1	1.49mi

Listing history 7 events

1. 2026-06-21
   days on market $185,000 Active 9 DOM
2. 2026-06-18
   days on market $185,000 Active 6 DOM
3. 2026-06-17
   days on market $185,000 Active 5 DOM
4. 2026-06-16
   days on market $185,000 Active 4 DOM
5. 2026-06-15
   days on market $185,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $185,000 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: $2,406 · $200/mo
• Projected year-2 tax: $2,664 · $222/mo
• Expected delta: +$259/yr (+$22/mo · 10.8%)

ⓘ 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 · 15 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: $18,859
• − Mortgage interest: −$10,363
• − Property taxes: −$2,406
• − Insurance: −$925
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$5,382
• Taxable loss: −$3,234
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $702/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

+415.3% since first listed

23 events — show timeline

• 2026-06-12 Listed $185,000 West Penn MLS
• 2022-01-10 Sold (Public Records) $150,000 Public Records
• 2022-01-06 Sold (MLS) $150,000 West Penn MLS
• 2022-01-05 Pending — West Penn MLS
• 2021-11-20 Contingent — West Penn MLS
• 2021-11-17 Listed $150,000 West Penn MLS
• 2020-10-01 Sold (Public Records) $80,937 Public Records
• 2018-06-07 Sold (MLS) $98,000 West Penn MLS
• 2018-05-14 Contingent — West Penn MLS
• 2018-04-26 Price Changed $98,000 West Penn MLS
• 2018-03-07 Listed $99,500 West Penn MLS
• 2018-02-10 Delisted — West Penn MLS
• 2018-01-19 Price Changed $99,500 West Penn MLS
• 2017-12-05 Price Changed $99,900 West Penn MLS
• 2017-11-17 Price Changed $103,000 West Penn MLS
• 2017-10-03 Price Changed $105,000 West Penn MLS
• 2017-08-15 Listed $107,000 West Penn MLS
• 2002-05-21 Sold (Public Records) $63,000 Public Records
• 2002-05-21 Sold (MLS) $63,000 West Penn MLS
• 2001-10-27 Listed $63,000 West Penn MLS
• 2000-11-10 Sold (Public Records) $53,000 Public Records
• 1990-10-05 Sold (Public Records) $37,500 Public Records
• 1987-12-09 Sold (Public Records) $35,900 Public Records

Property tax history

+5.4%/yr

Latest (2026): $2,406 · +3.2% YoY. Source: county tax records.