1715 Duss Ave · Ambridge, PA 15003

$50,000

5 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 6 Days on market

Built 1918 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 +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

Listing remarks MLS

Solid Brick 2.5 Story 5 BR Home in Convenient Location. Easy Access to Pittsburgh/Cranberry and Close to Shopping. Cozy Living Room with Electric Fireplace. Formal Dinning Room. Nice and Bright Kitchen with Plenty of Cabinet Storage Place. Three Bedrooms on 2nd Floor Plus Two Additional Captive Bedrooms on 3rd Floor. Replaced Windows, Furnace and Central Air. Updated Electric. Front and Rear Covered Porches. One Car Detached Garage in Rear.

Key facts

• Decorative fireplace
• Ceiling fan
• Glass block windows

Tags

• HARDWOOD FLOORS
• DECORATIVE FIREPLACE
• ABUNDANT COUNTER SPACE
• CEILING FAN
• GLASS BLOCK WINDOWS
• HIGH-EFFICIENCY FURNACE

Property features AI

Exterior

• Parking: Detached garage (garage present); Total of 1 parking space indicated
• Utilities: Public water; Public sewer
• Home design: 3-story property; Resale condition
• Construction: Brick construction; Asphalt roof
• Exterior features: 30 x 120 lot; Public transportation nearby

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Upper-level bedrooms (four bedrooms on upper level); Additional bedroom on upper level (dimensions approximately 14 x 11)
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full walk-up basement; Fireplace in the living/family/great room; Hardwood flooring; Tile flooring
• Laundry & utility: Lower-level laundry area; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 22.7% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 31y 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 $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.93% ✓
• Cap rate: 22.71%
• Cash-on-cash: 58.62%
• DSCR: 3.61
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 Duss Ave	0.04mi	4/1.5 (-1)	1,424 (-10%)	15mo	$87,500	$61	62
809 24th St	0.37mi	4/1.5 (-1)	1,570 (-1%)	18mo	$155,000	$99	60
1201 Beaver Rd	0.39mi	4/2.5 (-1)	1,560 (-2%)	11mo	$160,000	$103	59
1130 Church St	0.55mi	5/1.0	1,530 (-3%)	14mo	$112,000	$73	57
818 19th St	0.12mi	4/1.5 (-1)	1,792 (+13%)	11mo	$150,000	$84	56
1144 Church St	0.52mi	4/1.0 (-1)	1,575 (-1%)	17mo	$106,000	$67	56
336 13th St	0.36mi	4/2.5 (-1)	1,536 (-3%)	18mo	$185,000	$120	52
198 12th St	0.48mi	5/2.0	1,792 (+13%)	2mo	$57,900	$32	50
269 Wagner Ave	0.45mi	4/2.0 (-1)	1,440 (-9%)	18mo	$52,250	$36	40
827 Beaver Rd	0.70mi	4/2.0 (-1)	1,438 (-9%)	10mo	$117,500	$82	35
900 Beaver Rd	0.65mi	4/3.0 (-1)	1,792 (+13%)	7mo	$210,000	$117	29
1019 Shadyside Ave	0.53mi	4/2.0 (-1)	1,817 (+15%)	17mo	$240,000	$132	27

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: 57.3%
• Equity multiple: 3.54×
• Total profit: $35,558
• Equity at exit: $7,455

10-year hold

• IRR: 62.2%
• Equity multiple: 7.25×
• Total profit: $87,465
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $684

Break-even live

Break-even rent $600

Max offer price $50,000

Occupancy floor 48%

Sensitivity live

Price	-10% $847	-5% $698	+0% $684	+5% $670	+10% $656
Rent	-10% $568	-5% $626	+0% $684	+5% $742	+10% $800
Rate	-1.0pp $709	-0.5pp $697	base $684	+0.5pp $671	+1.0pp $658

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   statusdays on market $50,000 Pending 6 DOM
2. 2026-06-15
   days on market $50,000 Active 5 DOM
3. 2026-06-13
   days on market $50,000 Active 3 DOM
4. 2026-06-13
   remarks 693-char remark
5. 2026-06-13
   listed $50,000 Active 2 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: $2,296 · $191/mo
• Projected year-2 tax: $2,296 · $191/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 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $17,594
• − Mortgage interest: −$2,801
• − Property taxes: −$2,296
• − Insurance: −$250
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$1,455
• Taxable income: $7,978
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $6,292/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

+13.6% since first listed

16 events — show timeline

• 2026-06-10 Listed $50,000 West Penn MLS
• 2019-04-05 Sold (MLS) $40,000 West Penn MLS
• 2019-03-04 Pending — West Penn MLS
• 2019-02-19 Relisted — West Penn MLS
• 2019-02-05 Pending — West Penn MLS
• 2019-01-09 Price Changed $48,900 West Penn MLS
• 2018-08-28 Listed $57,900 West Penn MLS
• 2009-12-11 Price Changed $48,900 West Penn MLS
• 2009-12-11 Sold (MLS) $46,000 West Penn MLS
• 2009-11-18 Listed $46,000 West Penn MLS
• 2004-04-15 Sold (Public Records) $73,900 Public Records
• 2004-04-15 Sold (MLS) $73,900 West Penn MLS
• 2004-03-04 Listed $73,900 West Penn MLS
• 1995-09-13 Sold (Public Records) $38,000 Public Records
• 1995-09-13 Sold (MLS) $38,000 West Penn MLS
• 1995-07-06 Listed $44,000 West Penn MLS

Property tax history

+0.4%/yr

Latest (2026): $2,296 · +2.2% YoY. Source: county tax records.