1707 Lenz Ave · Ambridge, PA 15003

$89,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 31 Days on market

Built 1910 1,306 sqft lot Est $120k · 25% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• 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

Listing remarks

Cozy 2-bedroom brick home. Fresh paint and new laminate flooring on the main and upper level. New carpet in the bedrooms and plenty of closet space. Updated bathroom with shower and tile floor. Large eat-in kitchen with lots of cabinets. Covered front porch and fenced back yard. Pittsburgh toilet and shower in basement, additional storage in furnace room as well. Great location, close to stores, minutes to restaurants and Route 65. Washer and dryer also included.

Key facts

• 1,306 sq ft lot
• Built 1910
• Listed 31 days

Property features AI

Finance

• HOA & community: Access to public transportation

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Brick exterior; 2 stories; Resale property
• Construction: Brick construction
• Exterior features: 16 x 67 lot dimensions

Interior

• Kitchen: Kitchen on main level (15x12); Cooktop; Dishwasher; Refrigerator
• Bedrooms: Bedroom 2 on upper level (12x10); Additional bedroom-sized room on upper level (13x12)
• Flooring: Ceramic tile; Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement with walk-out access; Fireplace (1)
• Laundry & utility: Laundry room on lower level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $120,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1816 Lenz Ave	0.07mi	2/1.0	1,077 (+12%)	1mo	$105,000	$97	76
2399 Beaver Rd	0.36mi	2/1.5	1,040 (+8%)	1mo	$121,500	$117	66
1019 Pine St	0.48mi	2/1.5	1,008 (+5%)	5mo	$136,000	$135	63
1651 Church St	0.40mi	3/1.0 (+1)	952 (-1%)	14mo	$125,000	$131	63
2616 Beaver Rd	0.56mi	2/2.0	960 (0%)	9mo	$163,000	$170	62
516 8th St	0.75mi	2/1.0	960 (0%)	6mo	$120,000	$125	60
801 24th St	0.38mi	2/1.0	1,075 (+12%)	11mo	$130,000	$121	53
80 Vine St	0.60mi	3/2.0 (+1)	923 (-4%)	12mo	$103,000	$112	47
1058 Hazel Ave	0.38mi	3/2.5 (+1)	900 (-6%)	18mo	$138,000	$153	46
271 14th St	0.41mi	1/1.0 (-1)	840 (-12%)	18mo	$10,000	$12	40
827 Pine St	0.66mi	2/2.0	848 (-12%)	8mo	$30,000	$35	39
924 Kennedy Dr	0.73mi	3/1.0 (+1)	1,040 (+8%)	18mo	$150,000	$144	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,017
• Equity at exit: $13,404

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $23,157
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$471
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $260

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 72%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Beaver Rd Ambridge, PA	3.0	1.0	1099	$1,495	$1.36	16d	1	0.09mi
2001 Lenz Ave Ambridge, PA	1.0	1.0	654	$916	$1.40	16d	1	0.15mi
617 Glenwood Ave Ambridge, PA	2.0	1.0	550	$845	$1.54	43d	1	0.86mi
508 4th St Unit 501 Ambridge, PA	1.0	1.0	600	$695	$1.16	43d	1	1.11mi
508 4th St Unit 101 Ambridge, PA	1.0	1.0	600	$750	$1.25	43d	1	1.11mi
355 Maplewood Ave Ambridge, PA	3.0	1.0	800	$935	$1.17	43d	1	1.18mi
3097 Woodland Rd Unit 2 Ambridge, PA	1.0	1.0	600	$700	$1.17	12d	1	1.32mi
121 Locust St Ambridge, PA	2.0–3.0	1.0	875	$1,100	$1.26	1d	3	1.37mi
230 Ambridge Ave Unit 1 Ambridge, PA	2.0	1.0	740	$825	$1.11	23d	1	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 31 DOM
2. 2026-06-17
   days on market $89,900 Active 30 DOM
3. 2026-06-16
   days on market $89,900 Active 29 DOM
4. 2026-06-15
   days on market $89,900 Active 28 DOM
5. 2026-06-13
   days on market $89,900 Active 26 DOM
6. 2026-06-13
   days on market $89,900 Active 25 DOM
7. 2026-06-09
   days on market $89,900 Active 22 DOM
8. 2026-06-08
   days on market $89,900 Active 21 DOM
9. 2026-06-07
   statusdays on market $89,900 Active 20 DOM
10. 2026-06-03
    days on market $89,900 Contingent 16 DOM
11. 2026-06-02
    days on market $89,900 Contingent 15 DOM
12. 2026-06-01
    days on market $89,900 Contingent 14 DOM
13. 2026-05-31
    days on market $89,900 Contingent 13 DOM
14. 2026-05-18
    listed $89,900 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: $1,342 · $112/mo
• Projected year-2 tax: $1,381 · $115/mo
• Expected delta: +$39/yr (+$3/mo · 2.9%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,380
• − Mortgage interest: −$5,036
• − Property taxes: −$1,342
• − Insurance: −$450
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,615
• Taxable income: $1,797
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,690/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

1 event — show timeline

• 2026-05-18 Listed $89,900 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $1,342 · +2.2% YoY. Source: county tax records.