329 14th St · Ambridge, PA 15003

$249,900

8 bd · 4.0 ba · 4,992 sqft · MultiFamily public records · 128 Days on market

Built 1925 4,791 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 +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Prime multi-unit investment opportunity ideally located between the Old Economy Historic District and the New Economy redevelopment area. This former “Metro” building has been converted into residential units and offers immediate rental income with substantial value-add potential. The first floor features a renovated one-bedroom unit currently generating $700 per month, along with a studio unit that is present vacant, providing an immediate leasing or repositioning opportunity. The second floor includes a spacious, renovated three-bedroom unit producing $900 per month in rental income. The third floor consists of eight private sleeping rooms with two shared bathrooms and is currently vacant. There is potential to reconfigure this space into two residential units, subject to buyer verification and approval with local authorities. The property has been modernized on the first and second floors and is partially tenant-occupied, allowing for current cash flow with upside through the vacant studio and third floor. Additional features include commercial zoning offering flexible usage options, a single hot water heating system serving all floors, a sprinkler system installed on the first floor, and an electrical setup with separate meters for each unit on the first and second floors and a single meter for the third floor. Three adjacent lots located to the right of the building are also available for rent.

Key facts

• Sprinkler system
• Commercial zoning
• 4,791 sq ft lot

Tags

• RENOVATED ONE-BEDROOM UNIT
• RENOVATED THREE-BEDROOM UNIT
• PRIVATE SLEEPING ROOMS
• COMMERCIAL ZONING
• HOT WATER HEATING SYSTEM
• SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $476/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 6.6% in Ambridge — 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 78/100 on livability (#293 in PA, #2,594 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, employment D+, crime F.
• Ambridge Area SD (suburban): math 23% / reading 48% proficiency, ranked #408 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• At $4,623/mo this rent would consume 93% of the median local household income ($60k/yr) (locally 397% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $250k implies a 681% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.85% ✓
• Cap rate: 15.70%
• Cash-on-cash: 33.61%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $103,608
• List price: $249,900
• Delta: 141.20%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 2.16×
• Total profit: $80,886
• Equity at exit: $37,261

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $226,959
• Equity at exit: $21,607

Cash invested: $69,972 (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 15003

• Home prices YoY: -15.7%
• Active inventory: 58
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $4,623 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$278 /mo · $3,330/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$971
• Net cashflow: $1,904

Break-even live

Break-even rent $2,212

Max offer price $249,900

Occupancy floor 54%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$4,624
Total (4 units)			$4,623

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $249,900 Active 128 DOM
2. 2026-06-17
   days on market $249,900 Active 127 DOM
3. 2026-06-16
   days on market $249,900 Active 126 DOM
4. 2026-06-15
   days on market $249,900 Active 125 DOM
5. 2026-06-13
   days on market $249,900 Active 123 DOM
6. 2026-06-13
   days on market $249,900 Active 122 DOM
7. 2026-06-09
   days on market $249,900 Active 119 DOM
8. 2026-06-08
   days on market $249,900 Active 118 DOM
9. 2026-06-07
   pricedays on market $249,900 Active 117 DOM
10. 2026-06-03
    days on market $265,000 Active 113 DOM
11. 2026-06-02
    days on market $265,000 Active 112 DOM
12. 2026-06-01
    days on market $265,000 Active 111 DOM
13. 2026-05-31
    days on market $265,000 Active 110 DOM
14. 2026-02-10
    listed $265,000 Active 1434-char remark

    Show marketing remark (1434 chars)

    Prime multi-unit investment opportunity ideally located between the Old Economy Historic District and the New Economy redevelopment area. This former “Metro” building has been converted into residential units and offers immediate rental income with substantial value-add potential. The first floor features a renovated one-bedroom unit currently generating $700 per month, along with a studio unit that is present vacant, providing an immediate leasing or repositioning opportunity. The second floor includes a spacious, renovated three-bedroom unit producing $900 per month in rental income. The third floor consists of eight private sleeping rooms with two shared bathrooms and is currently vacant. There is potential to reconfigure this space into two residential units, subject to buyer verification and approval with local authorities. The property has been modernized on the first and second floors and is partially tenant-occupied, allowing for current cash flow with upside through the vacant studio and third floor. Additional features include commercial zoning offering flexible usage options, a single hot water heating system serving all floors, a sprinkler system installed on the first floor, and an electrical setup with separate meters for each unit on the first and second floors and a single meter for the third floor. Three adjacent lots located to the right of the building are also available for rent.

15. 2022-06-02
    listed $325,000 Active 989-char remark

    Show marketing remark (989 chars)

    A great location between the Old Economy Historic District and the New Economy development site in Ambridge. The former "Metro" converted to residential with 2 first floor units (Studio & 1bedroom) (Manager's is 1 bedroom), one large 3 bedroom on 2nd, and 8 sleeping rooms with 2 shared baths on 3rd. First and second floor units have been renovated and modernized. One hot water heating system for all floors. On left side of building is grass lot, on right side is 74 x 70 parking lot. Out building is not included in sale. Zoned commercial the building and site provide flexible options, especially next to the "New Economy" development site zoned commercial. Tenant occupied. MLS only allows 10 units , but all 8 sleeping rooms are same price. Manager's unit is reduced rent as compensation. Offering is composed of 4 deeds (see Agent remarks). 1st floor has sprinkler system, Electric separately metered for each unit on 1 & 2 floors and 1 meter for 3rd.

16. 2022-05-22
    status Active
17. 2022-03-17
    historical
18. 2022-01-05
    listed $325,000 Active
19. 1973-05-01
    soldstatus $32,000

ⓘ 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: $3,330 · $278/mo
• Projected year-2 tax: $3,639 · $303/mo
• Expected delta: +$309/yr (+$26/mo · 9.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,476
• − Mortgage interest: −$13,998
• − Property taxes: −$3,330
• − Insurance: −$1,916
• − Repairs & maintenance: −$4,438
• − Management: −$4,438
• − Depreciation: −$7,270
• Taxable income: $20,086
• Est. tax owed @ 24.0%: −$4,821
• After-tax cash flow: $18,033/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: Ambridge Area SD
• NCES district ID: 4202440
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $49,514
• Composite: 30.62/100
• National rank: #6190
• State rank: #408 of 539 in PA

Livability — Ambridge

• Score: 78/100
• State rank: #293
• US rank: #2594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ambridge, PA
• County: Beaver County · 116,001 people
• City population: 11,387
• Metro: Pittsburgh, PA
• Population (ZIP): 11,387
• Household income: $59,550
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 397.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Black 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -46.42%
• Current HPI: 249.8525
• Rent YoY: —
• 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

+728.1% since first listed

6 events — show timeline

• 2026-02-10 Listed $265,000 West Penn MLS
• 2022-06-02 Listed $325,000 West Penn MLS
• 2022-05-22 Relisted — West Penn MLS
• 2022-03-17 Delisted — West Penn MLS
• 2022-01-05 Listed $325,000 West Penn MLS
• 1973-05-01 Sold (Public Records) $32,000 Public Records

Property tax history

+7.0%/yr

Latest (2026): $3,330 · +2.2% YoY. Source: county tax records.