1618 3rd Ave · Beaver Falls, PA 15010

$65,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 99 Days on market

Built 1920 3,049 sqft lot $50/sqft · at area comps Est $64k · at est. ↓ 7% since listing

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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 +7.1/15.0
• 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

Solid Home. Smart Investment. TONS of potential. Don't miss this spacious 3 bed, 1.5 bath two story packed with character, charm and opportunity. Hardwood flooring, dining room built-ins and oversized rooms, the home already has the warmth buyers love - it just needs your finishing touches to shine. The large kitchen opens to a back porch and fenced in yard, ideal for summer evenings, pets and entertaining. Plus, many of the big ticket items are already handled: newer windows, siding, front porch, sidewalk, furnace and H20 tank. Comfortable to live in while you update over time, this home is perfect for buyers wanting space, value and upside potential. Opportunities like this don't last - schedule your showing today!

Key facts

• Hardwood flooring
• Large kitchen
• Newer windows

Tags

• HARDWOOD FLOORING
• DINING ROOM BUILT-INS
• LARGE KITCHEN
• BACK PORCH
• FENCED IN YARD
• NEWER WINDOWS

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 $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 13d 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 $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 + 3.1% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.97% ✓
• Cap rate: 16.55%
• Cash-on-cash: 36.63%
• DSCR: 2.63
• GRM: 4.2

CMA / ARV

• ARV (median comp): $64,489
• List price: $65,000
• Delta: 0.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 3rd Ave	0.10mi	3/1.0	1,200 (-8%)	3mo	$48,000	$40	78
516 17th St	0.19mi	3/3.0	1,332 (+2%)	6mo	$35,000	$26	76
1512 3rd Ave	0.08mi	2/1.0 (-1)	1,238 (-6%)	9mo	$66,000	$53	74
420 20th St	0.25mi	2/1.5 (-1)	1,286 (-2%)	8mo	$113,500	$88	71
1716 4th Ave	0.10mi	2/1.0 (-1)	1,144 (-13%)	3mo	$30,000	$26	67
2217 7th Ave Rear	0.48mi	3/1.5	1,236 (-6%)	6mo	$137,000	$111	61
1815 4th Ave	0.13mi	3/2.0	1,504 (+15%)	7mo	$75,000	$50	59
2525 7th Ave	0.65mi	3/1.5	1,248 (-5%)	1mo	$192,500	$154	59
1908 6th Ave	0.26mi	2/1.5 (-1)	1,144 (-13%)	9mo	$116,000	$101	52
173 Spruce St	0.72mi	2/1.0 (-1)	1,392 (+6%)	11mo	$155,000	$111	42
2535 8th Ave	0.70mi	2/1.0 (-1)	1,182 (-10%)	6mo	$22,000	$19	41
812 2nd Ave	0.64mi	3/2.0	1,496 (+14%)	6mo	$22,000	$15	38

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: 32.5%
• Equity multiple: 2.37×
• Total profit: $24,965
• Equity at exit: $9,692

10-year hold

• IRR: 39.6%
• Equity multiple: 4.72×
• Total profit: $67,767
• 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 15010

• Home prices YoY: -22.6%
• Rents YoY: 3.1%
• Active inventory: 143
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$341
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $556

Break-even live

Break-even rent $577

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $592	-5% $574	+0% $556	+5% $537	+10% $519
Rent	-10% $454	-5% $505	+0% $556	+5% $606	+10% $657
Rate	-1.0pp $588	-0.5pp $572	base $556	+0.5pp $539	+1.0pp $522

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	2d	1	0.06mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	2d	1	0.08mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	15d	1	0.96mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	13d	1	1.27mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,425	$1.49	2d	1	1.47mi
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	17d	1	1.48mi

Listing history 11 events

1. 2026-06-08
   status $65,000 Pending 99 DOM
2. 2026-06-07
   days on market $65,000 Active 99 DOM
3. 2026-06-05
   days on market $65,000 Active 96 DOM
4. 2026-06-03
   pricedays on market $65,000 Active 95 DOM
5. 2026-06-02
   days on market $70,000 Active 94 DOM
6. 2026-06-01
   days on market $70,000 Active 93 DOM
7. 2026-05-31
   days on market $70,000 Active 92 DOM
8. 2026-04-16
   price $70,000 726-char remark

   Show marketing remark (726 chars)

   Solid Home. Smart Investment. TONS of potential. Don't miss this spacious 3 bed, 1.5 bath two story packed with character, charm and opportunity. Hardwood flooring, dining room built-ins and oversized rooms, the home already has the warmth buyers love - it just needs your finishing touches to shine. The large kitchen opens to a back porch and fenced in yard, ideal for summer evenings, pets and entertaining. Plus, many of the big ticket items are already handled: newer windows, siding, front porch, sidewalk, furnace and H20 tank. Comfortable to live in while you update over time, this home is perfect for buyers wanting space, value and upside potential. Opportunities like this don't last - schedule your showing today!

9. 2026-03-19
   status Active 726-char remark

   Show marketing remark (726 chars)

   Solid Home. Smart Investment. TONS of potential. Don't miss this spacious 3 bed, 1.5 bath two story packed with character, charm and opportunity. Hardwood flooring, dining room built-ins and oversized rooms, the home already has the warmth buyers love - it just needs your finishing touches to shine. The large kitchen opens to a back porch and fenced in yard, ideal for summer evenings, pets and entertaining. Plus, many of the big ticket items are already handled: newer windows, siding, front porch, sidewalk, furnace and H20 tank. Comfortable to live in while you update over time, this home is perfect for buyers wanting space, value and upside potential. Opportunities like this don't last - schedule your showing today!

10. 2026-03-04
    status Pending 726-char remark

    Show marketing remark (726 chars)

    Solid Home. Smart Investment. TONS of potential. Don't miss this spacious 3 bed, 1.5 bath two story packed with character, charm and opportunity. Hardwood flooring, dining room built-ins and oversized rooms, the home already has the warmth buyers love - it just needs your finishing touches to shine. The large kitchen opens to a back porch and fenced in yard, ideal for summer evenings, pets and entertaining. Plus, many of the big ticket items are already handled: newer windows, siding, front porch, sidewalk, furnace and H20 tank. Comfortable to live in while you update over time, this home is perfect for buyers wanting space, value and upside potential. Opportunities like this don't last - schedule your showing today!

11. 2026-02-11
    listed $75,000 Active 726-char remark

    Show marketing remark (726 chars)

    Solid Home. Smart Investment. TONS of potential. Don't miss this spacious 3 bed, 1.5 bath two story packed with character, charm and opportunity. Hardwood flooring, dining room built-ins and oversized rooms, the home already has the warmth buyers love - it just needs your finishing touches to shine. The large kitchen opens to a back porch and fenced in yard, ideal for summer evenings, pets and entertaining. Plus, many of the big ticket items are already handled: newer windows, siding, front porch, sidewalk, furnace and H20 tank. Comfortable to live in while you update over time, this home is perfect for buyers wanting space, value and upside potential. Opportunities like this don't last - schedule your showing today!

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,052 · $88/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: −$3,641
• − Property taxes: −$1,052
• − Insurance: −$325
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$1,891
• Taxable income: $5,993
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $5,228/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

-6.7% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $70,000 West Penn MLS
• 2026-03-19 Relisted — West Penn MLS
• 2026-03-04 Pending — West Penn MLS
• 2026-02-11 Listed $75,000 West Penn MLS

Property tax history

-1.8%/yr

Latest (2026): $1,052 · +0.0% YoY. Source: county tax records.