801 23rd St · Ambridge, PA 15003

$555,000

104 bd · 64.0 ba · 9,450 sqft · MultiFamily public records · 58 Days on market

Built 1957 3,920 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

8 unit brick, 3 story apartment in the heart of Ambridge. Solid investment opportunity in an vibrant area. 7 of the 8 units are rented. Coin operated laundry provides additional income. No lawn maintenance reduces expenses. Potential BRRRR opportunity. A short drive to the Shell cracker plant, Pittsburgh International Airport and downtown Pittsburgh.

Key facts

• No lawn maintenance
• 3,920 sq ft lot
• Built 1957

Tags

• INVESTMENT OPPORTUNITY
• COIN OPERATED LAUNDRY
• NO LAWN MAINTENANCE
• SHORT DRIVE TO AIRPORT
• SHORT DRIVE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1-bath units multifamily listed at $555k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $303/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $555k).
• Recommended offer: $538k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 6.6% in Ambridge — 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 78/100 on livability (#293 in PA, #2,594 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, employment D+, crime F.
• Ambridge Area SD (suburban): math 23% / reading 48% proficiency, ranked #408 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• At $7,952/mo this rent would consume 160% of the median local household income ($60k/yr) (locally 397% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 + 3.0% rent growth), your $155k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($538k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $538,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $103,176
• List price: $555,000
• Delta: 437.91%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $64,784
• Equity at exit: $82,752

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $256,004
• Equity at exit: $47,986

Cash invested: $155,400 (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 15003

• Home prices YoY: -15.7%
• Active inventory: 58
• Price-to-rent: 46.5×

Monthly cashflow live

• Estimated rent: $7,952 medium
• Mortgage (P&I): −$2,910
• Tax from tax record: −$647 /mo · $7,761/yr
• Insurance: −$231
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,670
• Net cashflow: $2,427

Break-even live

Break-even rent $4,880

Max offer price $555,000

Occupancy floor 64%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$7,952
Total (8 units)			$7,952

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: $138,750
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $555,000 Active 58 DOM
2. 2026-06-17
   days on market $555,000 Active 57 DOM
3. 2026-06-16
   days on market $555,000 Active 56 DOM
4. 2026-06-16
   price $555,000 Active 55 DOM
5. 2026-06-15
   days on market $560,000 Active 55 DOM
6. 2026-06-13
   days on market $560,000 Active 53 DOM
7. 2026-06-13
   days on market $560,000 Active 52 DOM
8. 2026-06-09
   days on market $560,000 Active 49 DOM
9. 2026-06-08
   days on market $560,000 Active 48 DOM
10. 2026-06-07
    days on market $560,000 Active 47 DOM
11. 2026-06-03
    days on market $560,000 Active 43 DOM
12. 2026-06-02
    days on market $560,000 Active 42 DOM
13. 2026-06-01
    days on market $560,000 Active 41 DOM
14. 2026-05-31
    days on market $560,000 Active 40 DOM
15. 2026-04-21
    listed $560,000 Active 352-char remark

    Show marketing remark (352 chars)

    8 unit brick, 3 story apartment in the heart of Ambridge. Solid investment opportunity in an vibrant area. 7 of the 8 units are rented. Coin operated laundry provides additional income. No lawn maintenance reduces expenses. Potential BRRRR opportunity. A short drive to the Shell cracker plant, Pittsburgh International Airport and downtown Pittsburgh.

16. 2026-04-04
    listed $560,000 Active 442-char remark

    Show marketing remark (442 chars)

    All brick three story apartment building in the heart of Ambridge! All 8 units have been updated. This building's location is ideal with it being just a few minutes from highway 65, 25 minutes to downtown Pittsburgh, 15 minutes to the Pittsburgh airport, and 15 minutes to the Shell Cracker plant. Enjoy a low maintenance income opportunity in a town that is in its early stages of growth. Don't miss out on this great investment opportunity!

17. 2025-04-08
    soldstatus $510,000
18. 2025-04-03
    soldstatus $510,000 Closed
19. 2025-03-09
    status Pending
20. 2025-01-29
    historical Contingent
21. 2025-01-14
    listed $525,000 Active
22. 2024-05-26
    historical $750
23. 2024-05-23
    price $750
24. 2024-05-16
    listed $775
25. 2024-04-10
    historical $775
26. 2024-04-05
    listed $775
27. 2024-04-05
    historical $775
28. 2024-03-13
    historical $775
29. 2024-03-13
    listed $775
30. 2024-01-31
    price $820
31. 2024-01-24
    price $850
32. 2024-01-18
    listed $900
33. 2023-10-06
    historical $800
34. 2023-10-02
    listed $800
35. 2022-08-20
    status Pending
36. 2022-08-19
    soldstatus $450,000 Closed
37. 2022-06-23
    historical Contingent
38. 2022-06-13
    listed $475,000 Active
39. 2018-05-22
    soldstatus $303,460
40. 2011-01-05
    soldstatus $220,000
41. 1989-09-26
    soldstatus $150,000

ⓘ 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: $7,761 · $647/mo
• Projected year-2 tax: $8,265 · $689/mo
• Expected delta: +$504/yr (+$42/mo · 6.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,424
• − Mortgage interest: −$31,089
• − Property taxes: −$7,761
• − Insurance: −$3,572
• − Repairs & maintenance: −$7,634
• − Management: −$7,634
• − Depreciation: −$16,145
• Taxable income: $21,589
• Est. tax owed @ 24.0%: −$5,181
• After-tax cash flow: $23,944/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: Ambridge Area SD
• NCES district ID: 4202440
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $49,514
• Composite: 30.62/100
• National rank: #6190
• State rank: #408 of 539 in PA

Livability — Ambridge

• Score: 78/100
• State rank: #293
• US rank: #2594

Category grades

Amenities C Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ambridge, PA
• County: Beaver County · 116,001 people
• City population: 11,387
• Metro: Pittsburgh, PA
• Population (ZIP): 11,387
• Household income: $59,550
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 397.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Black 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -46.42%
• Current HPI: 249.8525
• Rent YoY: —
• 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

+273.3% since first listed

27 events — show timeline

• 2026-04-21 Listed $560,000 West Penn MLS
• 2026-04-04 Listed $560,000 West Penn MLS
• 2025-04-08 Sold (Public Records) $510,000 Public Records
• 2025-04-03 Sold (MLS) $510,000 West Penn MLS
• 2025-03-09 Pending — West Penn MLS
• 2025-01-29 Contingent — West Penn MLS
• 2025-01-14 Listed $525,000 West Penn MLS
• 2024-05-26 Rental Removed $750 APPFOLIO
• 2024-05-23 Price Changed $750 APPFOLIO
• 2024-05-16 Listed for Rent $775 APPFOLIO
• 2024-04-10 Rental Removed $775 APPFOLIO
• 2024-04-05 Listed for Rent $775 APPFOLIO
• 2024-04-05 Rental Removed $775 APPFOLIO
• 2024-03-13 Rental Removed $775 APPFOLIO
• 2024-03-13 Listed for Rent $775 APPFOLIO
• 2024-01-31 Price Changed $820 APPFOLIO
• 2024-01-24 Price Changed $850 APPFOLIO
• 2024-01-18 Listed for Rent $900 APPFOLIO
• 2023-10-06 Rental Removed $800 APPFOLIO
• 2023-10-02 Listed for Rent $800 APPFOLIO
• 2022-08-20 Pending — West Penn MLS
• 2022-08-19 Sold (MLS) $450,000 West Penn MLS
• 2022-06-23 Contingent — West Penn MLS
• 2022-06-13 Listed $475,000 West Penn MLS
• 2018-05-22 Sold (Public Records) $303,460 Public Records
• 2011-01-05 Sold (Public Records) $220,000 Public Records
• 1989-09-26 Sold (Public Records) $150,000 Public Records

Property tax history

+4.2%/yr

Latest (2026): $7,761 · +2.2% YoY. Source: county tax records.