1108 Beaver Rd · Ambridge, PA 15003

$230,000

4 bd · 2.5 ba · 2,246 sqft · MultiFamily public records · 3 Days on market

Built 1918 5,227 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.8/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

AMAZING INVESTMENT OPPORTUNITY!!! 2 DUPLEXES LOCATED ON ONE PARCEL. ALL UNITS HAVE UPDATED FLOORING AND BATHS, PRIVATE PORCHES FOR ALL UNITS, 2 OFF STREET PARKING SPACES FOR REAR TENANTS, 2 ON STREET/FRONT TENANTS. ON-SITE LAUNDRY, COZY INTERIOR AND BRICK EXTERIOR!

Key facts

• Immediate returns
• Generating cash flow
• Income producing

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING
• GENERATING CASH FLOW
• IMMEDIATE RETURNS
• LONG TERM INVESTMENT POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Current actual rents listed by unit type: $819, $875, $725, $721

Exterior

• Home design: R-2 zoning (residential)
• Exterior features: Small lot (approximately 0.12 acre)

Interior

• Bedrooms: Two 2-bedroom units; Two 1-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: 4-unit building (multi-family property)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive. Per door: $120/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).

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 $2,477/mo this rent would consume 50% 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y ago 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.
• Current owner paid $170k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.51%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-21,874
• Equity at exit: $34,294

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,099
• Equity at exit: $19,886

Cash invested: $64,400 (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: 15.5×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$359 /mo · $4,313/yr
• Insurance: −$96
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $240

Break-even live

Break-even rent $2,173

Max offer price $230,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,478
Total (2 units)			$2,477

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $230,000 Active 3 DOM
2. 2026-06-17
   days on market $230,000 Active 2 DOM
3. 2026-06-16
   remarks 574-char remark
4. 2026-06-16
   listed $230,000 Active 1 DOM

ⓘ 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: $4,313 · $359/mo
• Projected year-2 tax: $4,313 · $359/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,724
• − Mortgage interest: −$12,884
• − Property taxes: −$4,313
• − Insurance: −$1,816
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$6,691
• Taxable loss: −$736
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $3,056/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

+202.6% since first listed

24 events — show timeline

• 2026-06-15 Listed $230,000 West Penn MLS
• 2023-12-29 Rental Removed $795 APPFOLIO
• 2023-12-06 Price Changed $795 APPFOLIO
• 2023-11-29 Price Changed $895 APPFOLIO
• 2023-11-13 Sold (Public Records) $170,000 Public Records
• 2023-11-10 Listed for Rent $995 APPFOLIO
• 2023-11-09 Pending — West Penn MLS
• 2023-11-09 Sold (MLS) $170,000 West Penn MLS
• 2023-09-13 Contingent — West Penn MLS
• 2023-09-11 Listed $185,000 West Penn MLS
• 2016-04-27 Price Changed $16,500 West Penn MLS
• 2016-04-26 Sold (Public Records) $16,500 Public Records
• 2016-04-26 Sold (MLS) $16,500 West Penn MLS
• 2016-04-06 Pending — West Penn MLS
• 2016-04-06 Price Changed $19,500 West Penn MLS
• 2016-03-28 Price Changed $19,500 West Penn MLS
• 2016-01-27 Price Changed $29,900 West Penn MLS
• 2016-01-14 Listed $42,900 West Penn MLS
• 2016-01-11 Delisted — West Penn MLS
• 2015-10-23 Price Changed $42,900 West Penn MLS
• 2015-08-30 Listed $49,900 West Penn MLS
• 2001-12-21 Sold (MLS) $60,000 West Penn MLS
• 2001-12-20 Sold (Public Records) $60,000 Public Records
• 2001-03-18 Listed $76,000 West Penn MLS

Property tax history

-1.7%/yr

Latest (2026): $4,313 · +2.2% YoY. Source: county tax records.