1817 4th Ave · Beaver Falls, PA 15010

$35,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 75 Days on market

Built 1910 4,356 sqft lot $22/sqft · 51% below area

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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

This 3-bedroom, 2-bath duplex is a fixer-upper situated in a great neighborhood within Beaver Falls offering endless potential for investors. Previously used as a rental property, this home features large room sizes and a solid foundation, making it the perfect canvas for your next project. Whether you're looking to renovate and flip or create a long-term rental, this property is packed with opportunity. Don’t miss out on the chance to add this gem to your portfolio!

Key facts

• 4,356 sq ft lot
• Built 1910
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.7% vs local median 10.3% 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); 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $35k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 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: 3.87% ✓
• Cap rate: 33.71%
• Cash-on-cash: 97.94%
• DSCR: 5.36
• GRM: 2.2

CMA / ARV

• ARV (median comp): $71,302
• List price: $35,000
• Delta: -50.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 4th Ave	0.00mi	3/2.0	1,504 (-6%)	7mo	$75,000	$50	80
1608 6th Ave	0.17mi	3/1.0	1,560 (-2%)	11mo	$64,000	$41	79
1424 4th Ave	0.23mi	4/2.0 (+1)	1,665 (+4%)	3mo	$18,000	$11	71
1210 2nd Ave	0.42mi	3/1.0	1,624 (+2%)	9mo	$106,550	$66	70
203 Short 10th St	0.57mi	3/1.0	1,594 (-0%)	4mo	$30,000	$19	69
1319 5th Ave	0.31mi	3/2.0	1,717 (+7%)	6mo	$80,000	$47	64
1126 4th Ave	0.43mi	4/1.0 (+1)	1,738 (+9%)	9mo	$156,000	$90	53
315 9th St	0.63mi	4/1.0 (+1)	1,650 (+3%)	10mo	$140,000	$85	52
2424 9th Ave	0.52mi	4/2.0 (+1)	1,656 (+4%)	12mo	$125,000	$75	51
824 2nd	0.71mi	3/1.5	1,527 (-5%)	13mo	$144,100	$94	46
812 2nd Ave	0.74mi	3/2.0	1,496 (-6%)	6mo	$22,000	$15	46
512 2nd Ave	0.70mi	4/2.0 (+1)	1,695 (+6%)	9mo	$225,000	$133	41

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: 99.0%
• Equity multiple: 5.63×
• Total profit: $45,401
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 11.78×
• Total profit: $105,670
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $800

Break-even live

Break-even rent $340

Max offer price $35,000

Occupancy floor 36%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	1d	1	0.21mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	14d	1	1.10mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,425	$1.49	1d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $35,000 Active 75 DOM
2. 2026-06-17
   days on market $35,000 Active 74 DOM
3. 2026-06-16
   days on market $35,000 Active 73 DOM
4. 2026-06-15
   days on market $35,000 Active 72 DOM
5. 2026-06-13
   days on market $35,000 Active 70 DOM
6. 2026-06-13
   days on market $35,000 Active 69 DOM
7. 2026-06-09
   days on market $35,000 Active 66 DOM
8. 2026-06-08
   days on market $35,000 Active 65 DOM
9. 2026-06-07
   days on market $35,000 Active 64 DOM
10. 2026-06-05
    days on market $35,000 Active 61 DOM
11. 2026-06-03
    days on market $35,000 Active 60 DOM
12. 2026-06-02
    days on market $35,000 Active 59 DOM
13. 2026-06-01
    days on market $35,000 Active 58 DOM
14. 2026-05-31
    days on market $35,000 Active 57 DOM
15. 2026-05-13
    price $35,000 477-char remark

    Show marketing remark (477 chars)

    This 3-bedroom, 2-bath duplex is a fixer-upper situated in a great neighborhood within Beaver Falls offering endless potential for investors. Previously used as a rental property, this home features large room sizes and a solid foundation, making it the perfect canvas for your next project. Whether you're looking to renovate and flip or create a long-term rental, this property is packed with opportunity. Don’t miss out on the chance to add this gem to your portfolio!

16. 2026-04-04
    listed $45,000 Active 477-char remark

    Show marketing remark (477 chars)

    This 3-bedroom, 2-bath duplex is a fixer-upper situated in a great neighborhood within Beaver Falls offering endless potential for investors. Previously used as a rental property, this home features large room sizes and a solid foundation, making it the perfect canvas for your next project. Whether you're looking to renovate and flip or create a long-term rental, this property is packed with opportunity. Don’t miss out on the chance to add this gem to your portfolio!

17. 2026-01-22
    price $33,900 722-char remark

    Show marketing remark (722 chars)

    Great opportunity in Beaver Falls! This versatile property is zoned single-family but is currently configured as a duplex, offering flexibility for investors or owner-occupants. Enjoy the large covered front and rear porches, plus a level rear yard with potential to add off-street parking. The main level offers a comfortable layout with a living room, bedroom, spacious kitchen, and full bathroom. Upstairs, you’ll find two generously sized bedrooms, a second kitchen, and another full bathroom—ideal for multi-generational living or rental potential. The unfinished basement provides ample storage space. Conveniently and centrally located, this property presents a solid opportunity with room to add value.

18. 2026-01-16
    listed $37,000 Active 722-char remark

    Show marketing remark (722 chars)

    Great opportunity in Beaver Falls! This versatile property is zoned single-family but is currently configured as a duplex, offering flexibility for investors or owner-occupants. Enjoy the large covered front and rear porches, plus a level rear yard with potential to add off-street parking. The main level offers a comfortable layout with a living room, bedroom, spacious kitchen, and full bathroom. Upstairs, you’ll find two generously sized bedrooms, a second kitchen, and another full bathroom—ideal for multi-generational living or rental potential. The unfinished basement provides ample storage space. Conveniently and centrally located, this property presents a solid opportunity with room to add value.

19. 2000-02-18
    soldstatus $7,500
20. 1999-08-04
    listed $9,900

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 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: $16,233
• − Mortgage interest: −$1,961
• − Property taxes: −$849
• − Insurance: −$175
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$1,018
• Taxable income: $9,633
• Est. tax owed @ 24.0%: −$2,312
• After-tax cash flow: $7,286/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

+253.5% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $35,000 West Penn MLS
• 2026-04-04 Listed $45,000 West Penn MLS
• 2026-01-22 Price Changed $33,900 West Penn MLS
• 2026-01-16 Listed $37,000 West Penn MLS
• 2000-02-18 Sold (MLS) $7,500 West Penn MLS
• 1999-08-04 Listed $9,900 West Penn MLS

Property tax history

-4.0%/yr

Latest (2026): $849 · +0.0% YoY. Source: county tax records.