2708 5th Ave · Beaver Falls, PA 15010

$57,900

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 59 Days on market

Built 1920 5,662 sqft lot $59/sqft · 54% below area ↓ 53% 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 +7.5/15.0
• 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 MLS

Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

Key facts

• 5,662 sq ft lot
• Built 1920
• Listed 58 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 0.13 acres; Lot dimensions roughly 50 x 117

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two main-level bedrooms (Main)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full finished basement with walk-up access; Total of 6 rooms

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 $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 7.5% 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); 146 active listings in the ZIP; 11 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 16% 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 $400 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $7k (11%) 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 $56,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 5.2

CMA / ARV

• ARV (median comp): $125,115
• List price: $57,900
• Delta: -53.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3230 6th Ave	0.50mi	2/1.0	998 (+1%)	8mo	$95,000	$95	68
2218 9th Ave	0.30mi	2/1.0	1,088 (+10%)	6mo	$97,000	$89	64
2508 13th Ave	0.26mi	2/1.0	1,041 (+6%)	21mo	$32,000	$31	62
2106 rear 6th Ave Rear	0.48mi	3/1.0 (+1)	1,024 (+4%)	12mo	$105,000	$103	56
2706 12th Ave	0.24mi	1/1.0 (-1)	880 (-11%)	19mo	$17,500	$20	50
1602 6th Ave	0.74mi	2/1.5	1,058 (+7%)	3mo	$45,000	$43	48
1613 16th Ave	0.69mi	3/1.0 (+1)	1,017 (+3%)	11mo	$142,000	$140	48
3409 18th Ave	0.63mi	2/1.5	968 (-2%)	21mo	$135,000	$139	48
1710 18th St	0.67mi	3/2.0 (+1)	920 (-7%)	18mo	$142,000	$154	34
1907 3rd	0.70mi	2/1.0	1,120 (+14%)	17mo	$47,500	$42	30
416 19th St	0.64mi	2/1.5	848 (-14%)	18mo	$20,500	$24	30

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $10,236
• Equity at exit: $8,633

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $34,436
• Equity at exit: $5,006

Cash invested: $16,212 (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: 146
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $923 high
• Mortgage (P&I): −$304
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $307

Break-even live

Break-even rent $535

Max offer price $57,900

Occupancy floor 62%

Sensitivity live

Price	-10% $339	-5% $323	+0% $307	+5% $290	+10% $274
Rent	-10% $234	-5% $270	+0% $307	+5% $343	+10% $379
Rate	-1.0pp $336	-0.5pp $321	base $307	+0.5pp $292	+1.0pp $276

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2919 5th Ave Beaver Falls, PA	1.0	1.0	798	$600	$0.75	45d	1	0.22mi
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	3d	1	0.40mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	3d	1	0.67mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	45d	1	0.77mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	3d	1	0.80mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	3d	1	0.97mi
1115 6th Ave Unit 302 Beaver Falls, PA	1.0	1.0	600	$699	$1.17	3d	1	1.04mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	3d	1	1.12mi
3768 W 5th Ave Beaver Falls, PA	3.0	2.0	816	$1,495	$1.83	45d	1	1.12mi
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	3d	1	1.23mi
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	3d	1	1.23mi

Listing history 26 events

1. 2026-06-21
   days on market $57,900 Active 59 DOM
2. 2026-06-19
   price $57,900 Active 56 DOM
3. 2026-06-18
   days on market $64,900 Active 56 DOM
4. 2026-06-17
   days on market $64,900 Active 55 DOM
5. 2026-06-16
   days on market $64,900 Active 54 DOM
6. 2026-06-15
   days on market $64,900 Active 53 DOM
7. 2026-06-13
   days on market $64,900 Active 51 DOM
8. 2026-06-13
   days on market $64,900 Active 50 DOM
9. 2026-06-09
   days on market $64,900 Active 47 DOM
10. 2026-06-08
    days on market $64,900 Active 46 DOM
11. 2026-06-07
    days on market $64,900 Active 45 DOM
12. 2026-06-05
    days on market $64,900 Active 42 DOM
13. 2026-06-03
    days on market $64,900 Active 41 DOM
14. 2026-06-02
    days on market $64,900 Active 40 DOM
15. 2026-06-01
    days on market $64,900 Active 39 DOM
16. 2026-05-31
    days on market $64,900 Active 38 DOM
17. 2026-04-23
    listed $64,900 Active 28-char remark
18. 2024-04-30
    soldstatus $105,000
19. 2024-04-26
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

20. 2024-04-26
    soldstatus $105,000 Closed 563-char remark

    Show marketing remark (563 chars)

    Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

21. 2024-03-28
    historical Contingent 563-char remark

    Show marketing remark (563 chars)

    Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

22. 2024-03-25
    price $116,000 563-char remark

    Show marketing remark (563 chars)

    Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

23. 2024-03-22
    status Active 563-char remark

    Show marketing remark (563 chars)

    Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

24. 2024-03-14
    historical Contingent 563-char remark

    Show marketing remark (563 chars)

    Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

25. 2024-03-10
    listed $122,000 Active 563-char remark

    Show marketing remark (563 chars)

    Move right in! This quaint bungalow sits on a quiet street just steps away from City View Playground. The main level includes the living room, a spacious formal dining room w/ window nook, kitchen w/ stainless steel appliances & a pantry, bedrooms 1, 2, 3, and an updated full bathroom. The lower level has a laundry area, lots of storage & walk out access to the back of the house. Outside you'll find a covered front porch, large covered rear deck & tons of off street parking. Other recent updates include windows, furnace, A/C, water heater.

26. 2022-12-04
    historical

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $1,139 · $95/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 ≥97°F today · 18 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: $11,077
• − Mortgage interest: −$3,243
• − Property taxes: −$1,139
• − Insurance: −$290
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$1,684
• Taxable income: $2,949
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $2,971/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

-52.5% since first listed

11 events — show timeline

• 2026-06-18 Price Changed $57,900 West Penn MLS
• 2026-04-23 Listed $64,900 West Penn MLS
• 2024-04-30 Sold (Public Records) $105,000 Public Records
• 2024-04-26 Pending — West Penn MLS
• 2024-04-26 Sold (MLS) $105,000 West Penn MLS
• 2024-03-28 Contingent — West Penn MLS
• 2024-03-25 Price Changed $116,000 West Penn MLS
• 2024-03-22 Relisted — West Penn MLS
• 2024-03-14 Contingent — West Penn MLS
• 2024-03-10 Listed $122,000 West Penn MLS
• 2022-12-04 Rental Removed — RENT.

Property tax history

-1.4%/yr

Latest (2026): $1,139 · +0.0% YoY. Source: county tax records.