2508 10th Ave · Beaver Falls, PA 15010

$38,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 23 Days on market

Built 1907 3,049 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

Check out this all brick 3 bedroom home with a fenced in yard and off street parking! This is an incredible investment opportunity in the heart of Beaver Falls, being sold strictly as-is, where-is. Seller does not have any knowledge of property condition, systems, or history. No repairs, credits, or warranties will be provided. Ideal for investor or rehab buyer.

Key facts

• Off street parking
• Fenced in yard
• 3,049 sq ft lot

Tags

• FENCED IN YARD
• OFF STREET PARKING
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Off-street parking
• Home design: 2-story brick residence
• Construction: Brick construction
• Exterior features: Off-street parking

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.7% 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; 11 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 $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 23 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $38k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $186/mo; built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. Built in 1907 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.95% ✓
• Cap rate: 24.72%
• Cash-on-cash: 65.82%
• DSCR: 3.93
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $109,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 7th Ave	0.16mi	3/1.5	1,248 (+1%)	1mo	$192,500	$154	88
2217 7th Ave Rear	0.23mi	3/1.5	1,236 (+0%)	6mo	$137,000	$111	82
2535 8th Ave	0.10mi	2/1.0 (-1)	1,182 (-4%)	6mo	$22,000	$19	79
2700 21st Ave	0.69mi	3/1.0	1,240 (+1%)	3mo	$185,000	$149	65
2218 9th Ave	0.18mi	2/1.0 (-1)	1,088 (-12%)	5mo	$97,000	$89	63
1701 19th St	0.58mi	3/1.0	1,152 (-6%)	1mo	$190,000	$165	62
420 20th St	0.46mi	2/1.5 (-1)	1,286 (+4%)	8mo	$113,500	$88	57
1716 4th Ave	0.61mi	2/1.0 (-1)	1,144 (-7%)	3mo	$30,000	$26	52
516 17th St	0.57mi	3/3.0	1,332 (+8%)	6mo	$35,000	$26	47
1728 16th St	0.73mi	3/1.5	1,118 (-9%)	7mo	$153,000	$137	43
1602 6th Ave	0.62mi	2/1.5 (-1)	1,058 (-14%)	3mo	$45,000	$43	38
1717 3rd Ave	0.64mi	2/2.0 (-1)	1,080 (-12%)	7mo	$40,000	$37	35

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: 42.2%
• Equity multiple: 2.82×
• Total profit: $19,402
• Equity at exit: $5,666

10-year hold

• IRR: 48.5%
• Equity multiple: 5.74×
• Total profit: $50,459
• 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: 2.8×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$199
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$16
• Flood insurance flood zone: −$186 /mo · $2,232/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $398

Break-even live

Break-even rent $617

Max offer price $38,000

Occupancy floor 60%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	2d	1	0.23mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	2d	1	0.63mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	44d	1	0.63mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	2d	1	0.74mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	2d	1	0.80mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,425	$1.49	2d	1	0.82mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	2d	1	0.99mi
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	2d	1	1.28mi
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	2d	1	1.28mi
3768 W 5th Ave Beaver Falls, PA	3.0	2.0	816	$1,495	$1.83	44d	1	1.29mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $38,000 Active 23 DOM
2. 2026-06-17
   days on market $38,000 Active 22 DOM
3. 2026-06-16
   days on market $38,000 Active 21 DOM
4. 2026-06-15
   days on market $38,000 Active 20 DOM
5. 2026-06-13
   days on market $38,000 Active 18 DOM
6. 2026-06-13
   days on market $38,000 Active 17 DOM
7. 2026-06-09
   days on market $38,000 Active 14 DOM
8. 2026-06-08
   pricedays on market $38,000 Active 13 DOM
9. 2026-06-07
   days on market $45,000 Active 12 DOM
10. 2026-06-05
    days on market $45,000 Active 9 DOM
11. 2026-06-03
    days on market $45,000 Active 8 DOM
12. 2026-06-02
    days on market $45,000 Active 7 DOM
13. 2026-06-01
    days on market $45,000 Active 6 DOM
14. 2026-05-31
    days on market $45,000 Active 5 DOM
15. 2026-05-26
    listed $45,000 Active
16. 1979-01-19
    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: $1,033 · $86/mo
• Projected year-2 tax: $1,033 · $86/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 8/10 Severe FEMA zone AO · 99% 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: $13,440
• − Mortgage interest: −$2,129
• − Property taxes: −$1,033
• − Insurance: −$2,422
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$1,105
• Taxable income: $4,601
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $3,667/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

+95.7% since first listed

2 events — show timeline

• 2026-05-26 Listed $45,000 West Penn MLS
• 1979-01-19 Sold (Public Records) $23,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,033 · +0.0% YoY. Source: county tax records.