2007 Center Ave · Beaver Falls, PA 15010

$68,000

2 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 62 Days on market

Built 1940 7,405 sqft lot $59/sqft · 44% below area Est $122k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

3 Bedroom bungalow nestled on the slopes above Beaver Falls High School. Great lot with grape vines and luscious greens. Level entry and comfortable back porch. House needs work. Basement is finished with dry wall and flooring which greatly increases the square footage of the home. This is an entire 2nd living area in addition to the main floor. Incredible storage, level lot and walk out basement to off street parking

Key facts

• Grape vines
• Level lot
• Finished basement

Tags

• BUNGALOW
• GRAPE VINES
• COMFORTABLE BACK PORCH
• FINISHED BASEMENT
• INCREDIBLE STORAGE
• LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 7.6% 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.
• Zoned schools: Big Beaver El Sch (math 32% / reading 52%, grade F, #883 of 1,518 statewide, top 61%, 291 students, 100% FRL); Beaver Falls Ms (math 6% / reading 32%, grade F, #447 of 512 statewide, top 88%, 384 students, 100% FRL); Beaver Falls Area Shs (math 32%, 469 students, 89% FRL) — zoned schools average 96% FRL vs 66% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 147 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 18% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.54% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.04%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

• ARV (median comp): $121,970
• List price: $68,000
• Delta: -44.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 19th St	0.28mi	3/1.0 (+1)	1,152 (+1%)	1mo	$190,000	$165	78
2218 9th Ave	0.25mi	2/1.0	1,088 (-5%)	6mo	$97,000	$89	74
1716 4th Ave	0.58mi	2/1.0	1,144 (0%)	3mo	$30,000	$26	69
2535 8th Ave	0.44mi	2/1.0	1,182 (+3%)	6mo	$22,000	$19	67
1511 20th Ave	0.56mi	3/1.5 (+1)	1,147 (+0%)	2mo	$175,000	$153	67
1602 6th Ave	0.49mi	2/1.5	1,058 (-8%)	3mo	$45,000	$43	62
1510 18th Ave	0.43mi	3/1.0 (+1)	1,215 (+6%)	2mo	$127,500	$105	61
2217 7th Ave Rear	0.35mi	3/1.5 (+1)	1,236 (+8%)	6mo	$137,000	$111	60
2525 7th Ave	0.47mi	3/1.5 (+1)	1,248 (+9%)	1mo	$192,500	$154	57
1503 3rd Ave	0.68mi	3/1.0 (+1)	1,200 (+5%)	3mo	$48,000	$40	50
2700 21st Ave	0.59mi	3/1.0 (+1)	1,240 (+8%)	3mo	$185,000	$149	49
1905 13th Street Rear	0.70mi	3/2.0 (+1)	1,080 (-6%)	5mo	$165,000	$153	47

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $8,345
• Equity at exit: $10,139

10-year hold

• IRR: 20.2%
• Equity multiple: 2.71×
• Total profit: $32,543
• Equity at exit: $5,879

Cash invested: $19,040 (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: 147
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$357
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $302

Break-even live

Break-even rent $663

Max offer price $68,000

Occupancy floor 66%

Sensitivity live

Price	-10% $341	-5% $321	+0% $302	+5% $283	+10% $264
Rent	-10% $220	-5% $261	+0% $302	+5% $343	+10% $385
Rate	-1.0pp $336	-0.5pp $319	base $302	+0.5pp $284	+1.0pp $267

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	0d	1	0.38mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	45d	1	0.39mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,100	$1.08	0d	1	0.61mi
2919 5th Ave Beaver Falls, PA	1.0	1.0	798	$600	$0.75	45d	1	0.64mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	3d	1	0.70mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	0d	1	0.71mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	0d	1	0.72mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	0d	1	0.83mi
130 Sunnyhill Dr Beaver Falls, PA	1.0–2.0	1.0	825	$910	$1.10	0d	5	1.00mi
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	0d	1	1.02mi
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	0d	1	1.02mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	14d	1	1.11mi
235 Center St Beaver Falls, PA	3.0	2.0	1328	$1,525	$1.15	16d	1	1.43mi
3768 W 5th Ave Beaver Falls, PA	3.0	2.0	816	$1,495	$1.83	45d	1	1.46mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	16d	1	1.48mi

Listing history 7 events

1. 2026-05-31
   days on market $68,000 Active 62 DOM
2. 2026-03-30
   listed $68,000 Active 421-char remark

   Show marketing remark (421 chars)

   3 Bedroom bungalow nestled on the slopes above Beaver Falls High School. Great lot with grape vines and luscious greens. Level entry and comfortable back porch. House needs work. Basement is finished with dry wall and flooring which greatly increases the square footage of the home. This is an entire 2nd living area in addition to the main floor. Incredible storage, level lot and walk out basement to off street parking

3. 2026-02-23
   historical Expired 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom bungalow nestled on the slopes above Beaver Falls High School. Great lot with grape vines and luscious greens. Level entry and comfortable back porch. House needs work. Basement is finished with dry wall and flooring which greatly increases the square footage of the home. This is an entire 2nd living area in addition to the main floor. Incredible storage, level lot and walk out basement to off street parking. New boiler added 2019.

4. 2025-10-02
   status Active 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom bungalow nestled on the slopes above Beaver Falls High School. Great lot with grape vines and luscious greens. Level entry and comfortable back porch. House needs work. Basement is finished with dry wall and flooring which greatly increases the square footage of the home. This is an entire 2nd living area in addition to the main floor. Incredible storage, level lot and walk out basement to off street parking. New boiler added 2019.

5. 2025-10-02
   price $68,000 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom bungalow nestled on the slopes above Beaver Falls High School. Great lot with grape vines and luscious greens. Level entry and comfortable back porch. House needs work. Basement is finished with dry wall and flooring which greatly increases the square footage of the home. This is an entire 2nd living area in addition to the main floor. Incredible storage, level lot and walk out basement to off street parking. New boiler added 2019.

6. 2025-02-24
   listed $80,000 Active 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom bungalow nestled on the slopes above Beaver Falls High School. Great lot with grape vines and luscious greens. Level entry and comfortable back porch. House needs work. Basement is finished with dry wall and flooring which greatly increases the square footage of the home. This is an entire 2nd living area in addition to the main floor. Incredible storage, level lot and walk out basement to off street parking. New boiler added 2019.

7. 2020-06-17
   listed $49,900 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/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 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $12,542
• − Mortgage interest: −$3,809
• − Property taxes: −$1,664
• − Insurance: −$340
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,978
• Taxable income: $2,744
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $2,967/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

+36.3% since first listed

6 events — show timeline

• 2026-03-30 Listed $68,000 West Penn MLS
• 2026-02-23 Delisted — West Penn MLS
• 2025-10-02 Relisted — West Penn MLS
• 2025-10-02 Price Changed $68,000 West Penn MLS
• 2025-02-24 Listed $80,000 West Penn MLS
• 2020-06-17 Listed $49,900 West Penn MLS

Property tax history

+6.5%/yr

Latest (2026): $1,664 · +0.0% YoY. Source: county tax records.