1501 3rd Ave · Beaver Falls, PA 15010

$58,500

2 bd · 1.0 ba · 488 sqft · SingleFamily public records · 244 Days on market

Built 1910 1,742 sqft lot $120/sqft · 20% above area Est $49k · 20% over

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

One Bedroom Bungalow with a Two Car Deep Garage on a Corner Lot. Bungalow Offers Eat-in Kitchen with Loads of Kitchen Cabinets, Livingroom, Large Bedroom, 1.5 Baths and Enclosed Rear Porch. Replaced Roof, Furnace and Hot Water Tank. New Electrical Breaker Box!

Key facts

• Replaced roof
• Eat-in kitchen
• Enclosed rear porch

Tags

• EAT-IN KITCHEN
• TWO CAR DEEP GARAGE
• CORNER LOT
• ENCLOSED REAR PORCH
• REPLACED ROOF
• NEW ELECTRICAL BREAKER BOX

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 10.3% in Beaver Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 15% 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 $404 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 $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.53% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (median comp): $48,553
• List price: $58,500
• Delta: 20.49%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $11,688
• Equity at exit: $8,723

10-year hold

• IRR: 26.1%
• Equity multiple: 3.30×
• Total profit: $37,602
• Equity at exit: $5,058

Cash invested: $16,380 (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: 5.4×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $331

Break-even live

Break-even rent $476

Max offer price $58,500

Occupancy floor 58%

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $58,500 Active 244 DOM
2. 2026-06-17
   days on market $58,500 Active 243 DOM
3. 2026-06-16
   days on market $58,500 Active 242 DOM
4. 2026-06-15
   days on market $58,500 Active 241 DOM
5. 2026-06-13
   days on market $58,500 Active 239 DOM
6. 2026-06-13
   days on market $58,500 Active 238 DOM
7. 2026-06-09
   days on market $58,500 Active 235 DOM
8. 2026-06-08
   days on market $58,500 Active 234 DOM
9. 2026-06-07
   days on market $58,500 Active 233 DOM
10. 2026-06-05
    days on market $58,500 Active 230 DOM
11. 2026-06-03
    days on market $58,500 Active 229 DOM
12. 2026-06-02
    days on market $58,500 Active 228 DOM
13. 2026-06-01
    days on market $58,500 Active 227 DOM
14. 2026-05-31
    days on market $58,500 Active 226 DOM
15. 2026-05-19
    price $58,500 260-char remark

    Show marketing remark (260 chars)

    One Bedroom Bungalow with a Two Car Deep Garage on a Corner Lot. Bungalow Offers Eat-in Kitchen with Loads of Kitchen Cabinets, Livingroom, Large Bedroom, 1.5 Baths and Enclosed Rear Porch. Replaced Roof, Furnace and Hot Water Tank. New Electrical Breaker Box!

16. 2026-05-11
    status Active 260-char remark

    Show marketing remark (260 chars)

    One Bedroom Bungalow with a Two Car Deep Garage on a Corner Lot. Bungalow Offers Eat-in Kitchen with Loads of Kitchen Cabinets, Livingroom, Large Bedroom, 1.5 Baths and Enclosed Rear Porch. Replaced Roof, Furnace and Hot Water Tank. New Electrical Breaker Box!

17. 2026-04-21
    historical Contingent 260-char remark

    Show marketing remark (260 chars)

    One Bedroom Bungalow with a Two Car Deep Garage on a Corner Lot. Bungalow Offers Eat-in Kitchen with Loads of Kitchen Cabinets, Livingroom, Large Bedroom, 1.5 Baths and Enclosed Rear Porch. Replaced Roof, Furnace and Hot Water Tank. New Electrical Breaker Box!

18. 2026-03-30
    price $64,000 260-char remark

    Show marketing remark (260 chars)

    One Bedroom Bungalow with a Two Car Deep Garage on a Corner Lot. Bungalow Offers Eat-in Kitchen with Loads of Kitchen Cabinets, Livingroom, Large Bedroom, 1.5 Baths and Enclosed Rear Porch. Replaced Roof, Furnace and Hot Water Tank. New Electrical Breaker Box!

19. 2025-10-16
    listed $69,000 Active 260-char remark

    Show marketing remark (260 chars)

    One Bedroom Bungalow with a Two Car Deep Garage on a Corner Lot. Bungalow Offers Eat-in Kitchen with Loads of Kitchen Cabinets, Livingroom, Large Bedroom, 1.5 Baths and Enclosed Rear Porch. Replaced Roof, Furnace and Hot Water Tank. New Electrical Breaker Box!

20. 2014-03-20
    soldstatus $44,000
21. 2005-07-13
    soldstatus $12,000
22. 1995-10-30
    soldstatus $27,000 111-char remark

    Show marketing remark (111 chars)

    2 HOMES/2 DEEDS + OVER SIZED GARAGE/WORKSHOP NEWER ROOFS NEW FURNACES & CENTRAL AIR GREAT INVESTMENT PKG!

23. 1995-10-30
    soldstatus $9,000

    Show marketing remark (111 chars)

    2 HOMES/2 DEEDS + OVER SIZED GARAGE/WORKSHOP NEWER ROOFS NEW FURNACES & CENTRAL AIR GREAT INVESTMENT PKG!

24. 1995-09-09
    listed $29,900 111-char remark

    Show marketing remark (111 chars)

    2 HOMES/2 DEEDS + OVER SIZED GARAGE/WORKSHOP NEWER ROOFS NEW FURNACES & CENTRAL AIR GREAT INVESTMENT PKG!

25. 1991-01-17
    soldstatus $10,000
26. 1974-03-01
    soldstatus $7,000

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$193/yr (+$16/mo · 35.9%)

ⓘ 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: $10,745
• − Mortgage interest: −$3,277
• − Property taxes: −$538
• − Insurance: −$292
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,702
• Taxable income: $3,217
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,205/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

+735.7% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $58,500 West Penn MLS
• 2026-05-11 Relisted — West Penn MLS
• 2026-04-21 Contingent — West Penn MLS
• 2026-03-30 Price Changed $64,000 West Penn MLS
• 2025-10-16 Listed $69,000 West Penn MLS
• 2014-03-20 Sold (Public Records) $44,000 Public Records
• 2005-07-13 Sold (Public Records) $12,000 Public Records
• 1995-10-30 Sold (Public Records) $9,000 Public Records
• 1995-10-30 Sold (MLS) $27,000 West Penn MLS
• 1995-09-09 Listed $29,900 West Penn MLS
• 1991-01-17 Sold (Public Records) $10,000 Public Records
• 1974-03-01 Sold (Public Records) $7,000 Public Records

Property tax history

-5.8%/yr

Latest (2026): $538 · +0.0% YoY. Source: county tax records.