238 Park Rd · Ambridge, PA 15003

$180,000

5 bd · 3.0 ba · 2,933 sqft · MultiFamily public records · 41 Days on market

Built 1900 3,484 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fabulous Spic and Span Clean Vinyl Sided Duplex! Three Bedrooms Each Unit and ALL SEPARATE UTILITIES! Formal Dining Rooms in Both Units. Nice Pergo Floors. Two Separate Entrances For Each Unit. Left side unit (238 Park Rd. - 2nd floor)) has a 7 x 24 Florida Room. All Replaced Double Vinyl Windows. Level Private Rear Yard. Updated Wiring. Gas Furnace for Left Side (238 Park Rd. ) Unit. Boiler For Right Side Unit. Gas Stove, Refrigerator, Washer and Gas Dryer For Each Unit is Included. Right side unit is 1st floor.

Key facts

• Income potential
• 3,484 sq ft lot
• Built 1900

Tags

• INCOME POTENTIAL
• VACANT AND RENT-READY
• UTILITIES ARE FULLY SEPARATED

Property features AI

Finance

• Financial info: One unit currently rented at $850; the other unit is vacant

Exterior

• Utilities: Electricity available; Natural gas available
• Home design: Duplex (2 units)
• Exterior features: R-2 zoning

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 $2,384/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.3

CMA / ARV

• ARV (median comp): $103,176
• List price: $180,000
• Delta: 74.46%
• 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: 4.3%
• Equity multiple: 1.17×
• Total profit: $8,417
• Equity at exit: $26,839

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $55,912
• Equity at exit: $15,563

Cash invested: $50,400 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,384 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $589

Break-even live

Break-even rent $1,638

Max offer price $180,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,384
Total (2 units)			$2,384

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $180,000 Active 41 DOM
2. 2026-06-17
   days on market $180,000 Active 40 DOM
3. 2026-06-16
   days on market $180,000 Active 39 DOM
4. 2026-06-15
   days on market $180,000 Active 38 DOM
5. 2026-06-13
   days on market $180,000 Active 36 DOM
6. 2026-06-13
   days on market $180,000 Active 35 DOM
7. 2026-06-09
   days on market $180,000 Active 32 DOM
8. 2026-06-08
   pricedays on market $180,000 Active 31 DOM
9. 2026-06-07
   days on market $185,000 Active 30 DOM
10. 2026-06-03
    days on market $185,000 Active 26 DOM
11. 2026-06-02
    days on market $185,000 Active 25 DOM
12. 2026-06-01
    days on market $185,000 Active 24 DOM
13. 2026-05-31
    days on market $185,000 Active 23 DOM
14. 2026-05-06
    listed $185,000 Active 538-char remark
15. 2022-01-24
    soldstatus $165,000
16. 2022-01-21
    soldstatus $165,000 Closed 518-char remark

    Show marketing remark (518 chars)

    Fabulous Spic and Span Clean Vinyl Sided Duplex! Three Bedrooms Each Unit and ALL SEPARATE UTILITIES! Formal Dining Rooms in Both Units. Nice Pergo Floors. Two Separate Entrances For Each Unit. Left side unit (238 Park Rd. - 2nd floor)) has a 7 x 24 Florida Room. All Replaced Double Vinyl Windows. Level Private Rear Yard. Updated Wiring. Gas Furnace for Left Side (238 Park Rd. ) Unit. Boiler For Right Side Unit. Gas Stove, Refrigerator, Washer and Gas Dryer For Each Unit is Included. Right side unit is 1st floor.

17. 2021-10-08
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Fabulous Spic and Span Clean Vinyl Sided Duplex! Three Bedrooms Each Unit and ALL SEPARATE UTILITIES! Formal Dining Rooms in Both Units. Nice Pergo Floors. Two Separate Entrances For Each Unit. Left side unit (238 Park Rd. - 2nd floor)) has a 7 x 24 Florida Room. All Replaced Double Vinyl Windows. Level Private Rear Yard. Updated Wiring. Gas Furnace for Left Side (238 Park Rd. ) Unit. Boiler For Right Side Unit. Gas Stove, Refrigerator, Washer and Gas Dryer For Each Unit is Included. Right side unit is 1st floor.

18. 2021-10-07
    historical Contingent 518-char remark

    Show marketing remark (518 chars)

    Fabulous Spic and Span Clean Vinyl Sided Duplex! Three Bedrooms Each Unit and ALL SEPARATE UTILITIES! Formal Dining Rooms in Both Units. Nice Pergo Floors. Two Separate Entrances For Each Unit. Left side unit (238 Park Rd. - 2nd floor)) has a 7 x 24 Florida Room. All Replaced Double Vinyl Windows. Level Private Rear Yard. Updated Wiring. Gas Furnace for Left Side (238 Park Rd. ) Unit. Boiler For Right Side Unit. Gas Stove, Refrigerator, Washer and Gas Dryer For Each Unit is Included. Right side unit is 1st floor.

19. 2021-08-06
    listed $179,000 Active 518-char remark

    Show marketing remark (518 chars)

    Fabulous Spic and Span Clean Vinyl Sided Duplex! Three Bedrooms Each Unit and ALL SEPARATE UTILITIES! Formal Dining Rooms in Both Units. Nice Pergo Floors. Two Separate Entrances For Each Unit. Left side unit (238 Park Rd. - 2nd floor)) has a 7 x 24 Florida Room. All Replaced Double Vinyl Windows. Level Private Rear Yard. Updated Wiring. Gas Furnace for Left Side (238 Park Rd. ) Unit. Boiler For Right Side Unit. Gas Stove, Refrigerator, Washer and Gas Dryer For Each Unit is Included. Right side unit is 1st floor.

20. 2000-04-19
    soldstatus $17,000

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/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 6/10 Major FEMA zone X (unshaded) · 27% 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: $28,608
• − Mortgage interest: −$10,083
• − Property taxes: −$3,304
• − Insurance: −$900
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − Depreciation: −$5,236
• Taxable income: $4,507
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $5,987/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

+958.8% since first listed

8 events — show timeline

• 2026-06-08 Price Changed $180,000 West Penn MLS
• 2026-05-06 Listed $185,000 West Penn MLS
• 2022-01-24 Sold (Public Records) $165,000 Public Records
• 2022-01-21 Sold (MLS) $165,000 West Penn MLS
• 2021-10-08 Pending — West Penn MLS
• 2021-10-07 Contingent — West Penn MLS
• 2021-08-06 Listed $179,000 West Penn MLS
• 2000-04-19 Sold (Public Records) $17,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,304 · +2.2% YoY. Source: county tax records.