415 Sarah St · Aliquippa, PA 15001

$13,500

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 69 Days on market

Built 1924 2,178 sqft lot $15/sqft · 62% below area ↓ 39% since listing

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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 +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman Special with New Roof Opportunity awaits with this 2-bedroom, 1-bathroom One side of a duplex featuring a new roof. Bring your vision and put your skills to work to transform this property into a great investment or rental. Located on a quiet street with amazing views, this home offers strong potential for value-add and long-term upside. Don’t miss the chance to turn this into a solid income-producing property.

Key facts

• Quiet street
• Amazing views
• New roof

Tags

• NEW ROOF
• QUIET STREET
• AMAZING VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $14k).
• Recommended offer: $13k (6.0% below list) — sets the bar for market timing.
• Cap rate 65.8% vs local median 6.0% 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.
• Aliquippa SD (suburban): math 4% / reading 19% proficiency, ranked #530 of 539 in PA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 130 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 17% 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 $93 of loan paydown is wiped out by about $405 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 + 2.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($13k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,690 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 7.39% ✓
• Cap rate: 65.83%
• Cash-on-cash: 212.63%
• DSCR: 10.46
• GRM: 1.1

CMA / ARV

• ARV (median comp): $35,318
• List price: $13,500
• Delta: -61.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Riverview Ave	0.05mi	2/1.0	896 (0%)	7mo	$35,000	$39	92
304 Todd St	0.62mi	2/1.0	896 (0%)	14mo	$68,000	$76	59
225 Wykes St	0.61mi	2/1.0	896 (0%)	22mo	$16,000	$18	53
306 7th Ave	0.38mi	3/1.0 (+1)	840 (-6%)	18mo	$33,000	$39	52
601 Washington St	0.44mi	3/1.5 (+1)	948 (+6%)	13mo	$23,000	$24	52
300 Cooper St	0.67mi	2/1.5	896 (0%)	19mo	$95,000	$106	51
315 Cooper St	0.67mi	2/1.0	992 (+11%)	14mo	$32,000	$32	40

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: —
• Equity multiple: 11.46×
• Total profit: $39,557
• Equity at exit: $2,013

10-year hold

• IRR: —
• Equity multiple: 23.67×
• Total profit: $85,696
• Equity at exit: $1,167

Cash invested: $3,780 (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: 130
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$71
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $670

Break-even live

Break-even rent $150

Max offer price $13,500

Occupancy floor 28%

Sensitivity live

Price	-10% $677	-5% $674	+0% $670	+5% $666	+10% $662
Rent	-10% $591	-5% $630	+0% $670	+5% $709	+10% $749
Rate	-1.0pp $677	-0.5pp $673	base $670	+0.5pp $666	+1.0pp $663

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: $3,375
• Closing costs: $405
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Mount Vernon Dr Aliquippa, PA	1.0	1.0	596	$675	$1.13	2d	1	0.59mi
25 Mount Vernon Dr Aliquippa, PA	2.0	1.0	775	$775	$1.00	13d	1	0.65mi
141 Carroll St Aliquippa, PA	2.0	1.0	704	$995	$1.41	2d	1	1.08mi
379 Mellon Ave Baden, PA	1.0	1.0	540	$897	$1.66	2d	1	1.34mi
1620 Polk St Aliquippa, PA	3.0	1.0	1124	$1,045	$0.93	2d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $13,500 Active 69 DOM
2. 2026-06-17
   days on market $13,500 Active 68 DOM
3. 2026-06-16
   days on market $13,500 Active 67 DOM
4. 2026-06-15
   days on market $13,500 Active 66 DOM
5. 2026-06-13
   days on market $13,500 Active 64 DOM
6. 2026-06-09
   days on market $13,500 Active 60 DOM
7. 2026-06-08
   days on market $13,500 Active 59 DOM
8. 2026-06-07
   days on market $13,500 Active 58 DOM
9. 2026-06-03
   days on market $13,500 Active 54 DOM
10. 2026-06-02
    days on market $13,500 Active 53 DOM
11. 2026-06-01
    days on market $13,500 Active 52 DOM
12. 2026-05-31
    days on market $13,500 Active 51 DOM
13. 2026-04-23
    price $14,000 430-char remark

    Show marketing remark (430 chars)

    Handyman Special with New Roof Opportunity awaits with this 2-bedroom, 1-bathroom One side of a duplex featuring a new roof. Bring your vision and put your skills to work to transform this property into a great investment or rental. Located on a quiet street with amazing views, this home offers strong potential for value-add and long-term upside. Don’t miss the chance to turn this into a solid income-producing property.

14. 2026-04-18
    price $15,000 430-char remark

    Show marketing remark (430 chars)

    Handyman Special with New Roof Opportunity awaits with this 2-bedroom, 1-bathroom One side of a duplex featuring a new roof. Bring your vision and put your skills to work to transform this property into a great investment or rental. Located on a quiet street with amazing views, this home offers strong potential for value-add and long-term upside. Don’t miss the chance to turn this into a solid income-producing property.

15. 2026-04-16
    price $20,000 430-char remark

    Show marketing remark (430 chars)

    Handyman Special with New Roof Opportunity awaits with this 2-bedroom, 1-bathroom One side of a duplex featuring a new roof. Bring your vision and put your skills to work to transform this property into a great investment or rental. Located on a quiet street with amazing views, this home offers strong potential for value-add and long-term upside. Don’t miss the chance to turn this into a solid income-producing property.

16. 2026-04-15
    price $22,000 430-char remark

    Show marketing remark (430 chars)

    Handyman Special with New Roof Opportunity awaits with this 2-bedroom, 1-bathroom One side of a duplex featuring a new roof. Bring your vision and put your skills to work to transform this property into a great investment or rental. Located on a quiet street with amazing views, this home offers strong potential for value-add and long-term upside. Don’t miss the chance to turn this into a solid income-producing property.

17. 2026-04-10
    listed $23,000 Active 430-char remark

    Show marketing remark (430 chars)

    Handyman Special with New Roof Opportunity awaits with this 2-bedroom, 1-bathroom One side of a duplex featuring a new roof. Bring your vision and put your skills to work to transform this property into a great investment or rental. Located on a quiet street with amazing views, this home offers strong potential for value-add and long-term upside. Don’t miss the chance to turn this into a solid income-producing property.

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $504 · $42/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 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,973
• − Mortgage interest: −$756
• − Property taxes: −$504
• − Insurance: −$68
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$393
• Taxable income: $8,337
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $6,037/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: Aliquippa SD
• NCES district ID: 4202130
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $31,613
• Composite: 9.05/100
• National rank: #9874
• State rank: #530 of 539 in PA

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

• Census place: Aliquippa, PA
• 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

-39.1% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $14,000 West Penn MLS
• 2026-04-18 Price Changed $15,000 West Penn MLS
• 2026-04-16 Price Changed $20,000 West Penn MLS
• 2026-04-15 Price Changed $22,000 West Penn MLS
• 2026-04-10 Listed $23,000 West Penn MLS

Property tax history

+1.1%/yr

Latest (2026): $504 · -0.8% YoY. Source: county tax records.