1426 2nd Ave · Beaver Falls, PA 15010

$34,900

3 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 230 Days on market

Built 1910 5,662 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
• 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

Opportunity knocks in Beaver Falls! This 3-bedroom, 1-bath home offers strong bones, classic character, and plenty of upside for the savvy investor. Sitting on a nice corner lot with off-street parking and a detached garage, this property is ready for your vision and updates. Inside, you’ll find original wood details, and a layout with tons of potential for a modern redesign. This home is a prime candidate for renovation, flip, or rental. Located just minutes local shops, and Route 18, 1426 2nd Ave offers convenience and accessibility for future tenants or buyers.

Key facts

• Off-street parking
• Corner lot
• Detached garage

Tags

• CORNER LOT
• OFF-STREET PARKING
• DETACHED GARAGE
• ORIGINAL WOOD DETAILS

Property features AI

Exterior

• Parking: Detached garage; 4 total parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story frame home; Asphalt roof; Resale condition
• Construction: Frame construction
• Exterior features: 0.13-acre lot

Interior

• Kitchen: Kitchen on main level (14 x 11)
• Bedrooms: Upper-level bedroom (8 x 8); Upper-level bedroom (11 x 8); Upper-level bedroom (14 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood heating
• Interior features: Full basement; 7 total rooms

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 $759 ($9k/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: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.4% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $241 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 230 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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: 3.71% ✓
• Cap rate: 32.38%
• Cash-on-cash: 93.15%
• DSCR: 5.14
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $117,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 3rd Ave	0.10mi	3/1.0	1,200 (-10%)	3mo	$48,000	$40	76
516 17th St	0.31mi	3/3.0	1,332 (+0%)	6mo	$35,000	$26	73
1512 3rd Ave	0.09mi	2/1.0 (-1)	1,238 (-7%)	9mo	$66,000	$53	72
420 20th St	0.39mi	2/1.5 (-1)	1,286 (-3%)	8mo	$113,500	$88	62
1716 4th Ave	0.24mi	2/1.0 (-1)	1,144 (-14%)	3mo	$30,000	$26	58
1815 4th Ave	0.28mi	3/2.0	1,504 (+13%)	7mo	$75,000	$50	55
210 N 16th Ave	0.69mi	2/2.0 (-1)	1,377 (+4%)	0mo	$200,000	$145	53
2217 7th Ave Rear	0.62mi	3/1.5	1,236 (-7%)	6mo	$137,000	$111	52
812 2nd Ave	0.55mi	3/2.0	1,496 (+12%)	6mo	$22,000	$15	45
1908 6th Ave	0.40mi	2/1.5 (-1)	1,144 (-14%)	9mo	$116,000	$101	44
211 Stuber Rd	0.73mi	3/1.5	1,502 (+13%)	3mo	$220,000	$146	40
1705 N 3rd St	0.71mi	3/2.0	1,144 (-14%)	8mo	$224,000	$196	32

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: 94.1%
• Equity multiple: 5.38×
• Total profit: $42,782
• Equity at exit: $5,204

10-year hold

• IRR: 96.9%
• Equity multiple: 11.23×
• Total profit: $99,973
• Equity at exit: $3,018

Cash invested: $9,772 (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: $1,293 high
• Mortgage (P&I): −$183
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $759

Break-even live

Break-even rent $333

Max offer price $34,900

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.11mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	1d	1	0.20mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	14d	1	0.87mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.32mi
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	17d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $34,900 Active 230 DOM
2. 2026-06-17
   days on market $34,900 Active 229 DOM
3. 2026-06-16
   days on market $34,900 Active 228 DOM
4. 2026-06-15
   days on market $34,900 Active 227 DOM
5. 2026-06-13
   days on market $34,900 Active 225 DOM
6. 2026-06-13
   days on market $34,900 Active 224 DOM
7. 2026-06-09
   days on market $34,900 Active 221 DOM
8. 2026-06-08
   days on market $34,900 Active 220 DOM
9. 2026-06-07
   days on market $34,900 Active 219 DOM
10. 2026-06-05
    days on market $34,900 Active 216 DOM
11. 2026-06-03
    days on market $34,900 Active 215 DOM
12. 2026-06-02
    days on market $34,900 Active 214 DOM
13. 2026-06-01
    days on market $34,900 Active 213 DOM
14. 2026-05-31
    days on market $34,900 Active 212 DOM
15. 2026-05-19
    status Active
16. 2026-05-01
    historical Contingent
17. 2025-10-31
    listed $34,900 Active

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,520
• − Mortgage interest: −$1,955
• − Property taxes: −$788
• − Insurance: −$174
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$1,015
• Taxable income: $9,105
• Est. tax owed @ 24.0%: −$2,185
• After-tax cash flow: $6,918/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

3 events — show timeline

• 2026-05-19 Relisted — West Penn MLS
• 2026-05-01 Contingent — West Penn MLS
• 2025-10-31 Listed $34,900 West Penn MLS

Property tax history

-4.0%/yr

Latest (2026): $788 · +0.0% YoY. Source: county tax records.