2501 2nd Ave · Koppel, PA 16136

$124,900

3 bd · 1.0 ba · 3,005 sqft · SingleFamily public records · 174 Days on market

Built 1920 3,049 sqft lot

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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 +17.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.3/10.0
• Appreciation +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

3,000+ Square Feet. 100% ALL BRICK. FORT!! Original woodwork from 1920. Newer roof. Huge Rooms! 3 stories PLUS a Dry basement. Massive covered front porch. Screaming to be converted into a duplex or be home to a big family or someone who just really likes their space! 2501 2nd Avenue is a turnkey property with room to add value. 3 bedrooms on 2nd floor and 2 more 3rd. We have an updated kitchen & fresh landscape. If wishing to convert to duplex there is a side door for a different entrance or both tenants could enter through front and staircase could be walled off or a locked door at the top of the stairs, there are a lot of options!! This is very quality all brick home that has so much potential while the big items have already been done!

Key facts

• Newer roof
• Fresh landscape
• Updated kitchen

Tags

• ORIGINAL WOODWORK
• NEWER ROOF
• MASSIVE COVERED FRONT PORCH
• UPDATED KITCHEN
• FRESH LANDSCAPE
• DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#463 in PA, #4,234 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, amenities 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: 5 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $864 of loan paydown is wiped out by about $913 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.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask is 11052% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1920 — 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. 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?
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: 1.10% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.93×
• Total profit: $-2,364
• Equity at exit: $31,769

10-year hold

• IRR: 4.9%
• Equity multiple: 1.49×
• Total profit: $17,103
• Equity at exit: $34,760

Cash invested: $34,972 (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 16136

• Home prices YoY: -0.4%
• Active inventory: 5
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$294 /mo · $3,525/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $85

Break-even live

Break-even rent $1,267

Max offer price $124,900

Occupancy floor 89%

Sensitivity live

Price	-10% $156	-5% $120	+0% $85	+5% $50	+10% $14
Rent	-10% $-24	-5% $31	+0% $85	+5% $139	+10% $194
Rate	-1.0pp $148	-0.5pp $117	base $85	+0.5pp $53	+1.0pp $20

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $124,900 Active 174 DOM
2. 2026-06-18
   days on market $124,900 Active 171 DOM
3. 2026-06-17
   days on market $124,900 Active 170 DOM
4. 2026-06-16
   days on market $124,900 Active 169 DOM
5. 2026-06-15
   days on market $124,900 Active 168 DOM
6. 2026-06-13
   days on market $124,900 Active 166 DOM
7. 2026-06-13
   days on market $124,900 Active 165 DOM
8. 2026-06-09
   days on market $124,900 Active 162 DOM
9. 2026-06-08
   days on market $124,900 Active 161 DOM
10. 2026-06-07
    days on market $124,900 Active 160 DOM
11. 2026-06-05
    days on market $124,900 Active 157 DOM
12. 2026-06-03
    days on market $124,900 Active 156 DOM
13. 2026-06-02
    days on market $124,900 Active 155 DOM
14. 2026-06-01
    days on market $124,900 Active 154 DOM
15. 2026-05-31
    days on market $124,900 Active 153 DOM
16. 2026-05-10
    historical Contingent 755-char remark

    Show marketing remark (755 chars)

    3,000+ Square Feet. 100% ALL BRICK. FORT!! Original woodwork from 1920. Newer roof. Huge Rooms! 3 stories PLUS a Dry basement. Massive covered front porch. Screaming to be converted into a duplex or be home to a big family or someone who just really likes their space! 2501 2nd Avenue is a turnkey property with room to add value. 3 bedrooms on 2nd floor and 2 more 3rd. We have an updated kitchen & fresh landscape. If wishing to convert to duplex there is a side door for a different entrance or both tenants could enter through front and staircase could be walled off or a locked door at the top of the stairs, there are a lot of options!! This is very quality all brick home that has so much potential while the big items have already been done!

17. 2026-04-10
    price $124,900 755-char remark

    Show marketing remark (755 chars)

    3,000+ Square Feet. 100% ALL BRICK. FORT!! Original woodwork from 1920. Newer roof. Huge Rooms! 3 stories PLUS a Dry basement. Massive covered front porch. Screaming to be converted into a duplex or be home to a big family or someone who just really likes their space! 2501 2nd Avenue is a turnkey property with room to add value. 3 bedrooms on 2nd floor and 2 more 3rd. We have an updated kitchen & fresh landscape. If wishing to convert to duplex there is a side door for a different entrance or both tenants could enter through front and staircase could be walled off or a locked door at the top of the stairs, there are a lot of options!! This is very quality all brick home that has so much potential while the big items have already been done!

18. 2026-03-09
    status Active 755-char remark

    Show marketing remark (755 chars)

    3,000+ Square Feet. 100% ALL BRICK. FORT!! Original woodwork from 1920. Newer roof. Huge Rooms! 3 stories PLUS a Dry basement. Massive covered front porch. Screaming to be converted into a duplex or be home to a big family or someone who just really likes their space! 2501 2nd Avenue is a turnkey property with room to add value. 3 bedrooms on 2nd floor and 2 more 3rd. We have an updated kitchen & fresh landscape. If wishing to convert to duplex there is a side door for a different entrance or both tenants could enter through front and staircase could be walled off or a locked door at the top of the stairs, there are a lot of options!! This is very quality all brick home that has so much potential while the big items have already been done!

19. 2026-03-09
    price $134,900 755-char remark

    Show marketing remark (755 chars)

    3,000+ Square Feet. 100% ALL BRICK. FORT!! Original woodwork from 1920. Newer roof. Huge Rooms! 3 stories PLUS a Dry basement. Massive covered front porch. Screaming to be converted into a duplex or be home to a big family or someone who just really likes their space! 2501 2nd Avenue is a turnkey property with room to add value. 3 bedrooms on 2nd floor and 2 more 3rd. We have an updated kitchen & fresh landscape. If wishing to convert to duplex there is a side door for a different entrance or both tenants could enter through front and staircase could be walled off or a locked door at the top of the stairs, there are a lot of options!! This is very quality all brick home that has so much potential while the big items have already been done!

20. 2026-02-25
    historical $1,120
21. 2026-02-04
    listed $1,120
22. 2026-01-14
    historical $1,120
23. 2025-11-25
    listed $1,120
24. 2025-09-10
    price $155,000 755-char remark

    Show marketing remark (755 chars)

    3,000+ Square Feet. 100% ALL BRICK. FORT!! Original woodwork from 1920. Newer roof. Huge Rooms! 3 stories PLUS a Dry basement. Massive covered front porch. Screaming to be converted into a duplex or be home to a big family or someone who just really likes their space! 2501 2nd Avenue is a turnkey property with room to add value. 3 bedrooms on 2nd floor and 2 more 3rd. We have an updated kitchen & fresh landscape. If wishing to convert to duplex there is a side door for a different entrance or both tenants could enter through front and staircase could be walled off or a locked door at the top of the stairs, there are a lot of options!! This is very quality all brick home that has so much potential while the big items have already been done!

25. 2025-08-18
    listed $169,900 Active 755-char remark

    Show marketing remark (755 chars)

    3,000+ Square Feet. 100% ALL BRICK. FORT!! Original woodwork from 1920. Newer roof. Huge Rooms! 3 stories PLUS a Dry basement. Massive covered front porch. Screaming to be converted into a duplex or be home to a big family or someone who just really likes their space! 2501 2nd Avenue is a turnkey property with room to add value. 3 bedrooms on 2nd floor and 2 more 3rd. We have an updated kitchen & fresh landscape. If wishing to convert to duplex there is a side door for a different entrance or both tenants could enter through front and staircase could be walled off or a locked door at the top of the stairs, there are a lot of options!! This is very quality all brick home that has so much potential while the big items have already been done!

26. 2024-06-01
    historical $1,320
27. 2024-02-29
    listed $1,320
28. 2018-08-02
    historical Expired
29. 2018-02-23
    listed $49,900 Active
30. 2018-02-13
    historical Expired
31. 2018-01-04
    price $49,900
32. 2017-09-14
    price $60,000
33. 2017-02-15
    listed $70,000 Active
34. 2008-02-25
    soldstatus $65,000
35. 1987-01-21
    soldstatus $23,000

ⓘ 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: $3,525 · $294/mo
• Projected year-2 tax: $3,525 · $294/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 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: $16,493
• − Mortgage interest: −$6,996
• − Property taxes: −$3,525
• − Insurance: −$624
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,633
• Taxable loss: −$925
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,242/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 — Koppel

• Score: 75/100
• State rank: #463
• US rank: #4234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Koppel, PA
• City population: 797
• Population (ZIP): 797

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Scottish 2% Serbian 2%

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: ▼ -0.73%
• Current HPI: 182.0225
• Rent YoY: —
• Metro: —
• 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

+443.0% since first listed

20 events — show timeline

• 2026-05-10 Contingent — West Penn MLS
• 2026-04-10 Price Changed $124,900 West Penn MLS
• 2026-03-09 Relisted — West Penn MLS
• 2026-03-09 Price Changed $134,900 West Penn MLS
• 2026-02-25 Rental Removed $1,120 WPMLS
• 2026-02-04 Listed for Rent $1,120 WPMLS
• 2026-01-14 Rental Removed $1,120 WPMLS
• 2025-11-25 Listed for Rent $1,120 WPMLS
• 2025-09-10 Price Changed $155,000 West Penn MLS
• 2025-08-18 Listed $169,900 West Penn MLS
• 2024-06-01 Rental Removed $1,320 WPMLS
• 2024-02-29 Listed for Rent $1,320 WPMLS
• 2018-08-02 Delisted — West Penn MLS
• 2018-02-23 Listed $49,900 West Penn MLS
• 2018-02-13 Delisted — West Penn MLS
• 2018-01-04 Price Changed $49,900 West Penn MLS
• 2017-09-14 Price Changed $60,000 West Penn MLS
• 2017-02-15 Listed $70,000 West Penn MLS
• 2008-02-25 Sold (Public Records) $65,000 Public Records
• 1987-01-21 Sold (Public Records) $23,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $3,525 · +0.0% YoY. Source: county tax records.