2416 26th St · Beaver Falls, PA 15010

$98,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 320 Days on market

Built 1920 4,356 sqft lot $113/sqft · 37% below area Est $155k · 37% under ↓ 25% since listing

---

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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• 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

Charming two bedroom cottage style home is situated on a corner lot. Easy off street access for parking. The home features a roomy living room with an enclosed front porch. The eat in kitchen has vintage character. There is a bedroom on the first floor and the main bath. Large bedroom on the upper level. Nice yard and corner lot location.

Key facts

• Main bath
• Upper level bedroom
• Corner lot

Tags

• CORNER LOT
• ENCLOSED FRONT PORCH
• FIRST FLOOR BEDROOM
• MAIN BATH
• UPPER LEVEL BEDROOM
• NICE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+3.1%/yr); 146 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 17% 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 $678 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.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.03% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (median comp): $155,214
• List price: $98,000
• Delta: -36.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2421 Steffin Hill Rd	0.12mi	2/1.0	876 (+1%)	22mo	$74,900	$86	75
1507 18th Ave	0.59mi	2/1.0	867 (-0%)	19mo	$132,000	$152	56
1604 19th Ave	0.51mi	2/1.5	913 (+5%)	13mo	$170,000	$186	55
2725 20th Street Ext	0.38mi	2/1.0	963 (+11%)	13mo	$80,000	$83	53
2706 12th Ave	0.68mi	1/1.0 (-1)	880 (+1%)	18mo	$17,500	$20	46
1710 18th St	0.49mi	3/2.0 (+1)	920 (+6%)	18mo	$142,000	$154	44
1620 18th Ave	0.54mi	2/1.0	780 (-10%)	18mo	$120,000	$154	42
1318 Darlington Rd	0.63mi	2/1.5	1,000 (+15%)	7mo	$187,000	$187	38

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,793
• Equity at exit: $14,612

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $5,986
• Equity at exit: $8,473

Cash invested: $27,440 (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: 146
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,005 high
• Mortgage (P&I): −$514
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $142

Break-even live

Break-even rent $825

Max offer price $98,000

Occupancy floor 81%

Sensitivity live

Price	-10% $197	-5% $169	+0% $142	+5% $114	+10% $86
Rent	-10% $62	-5% $102	+0% $142	+5% $181	+10% $221
Rate	-1.0pp $191	-0.5pp $167	base $142	+0.5pp $116	+1.0pp $90

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	3d	1	0.37mi
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	3d	1	0.37mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	3d	1	0.53mi
2919 5th Ave Beaver Falls, PA	1.0	1.0	798	$600	$0.75	45d	1	0.94mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	45d	1	1.01mi
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	3d	1	1.10mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	3d	1	1.14mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	13d	1	1.23mi
3768 W 5th Ave Beaver Falls, PA	3.0	2.0	816	$1,495	$1.83	45d	1	1.28mi
1115 6th Ave Unit 302 Beaver Falls, PA	1.0	1.0	600	$699	$1.17	3d	1	1.34mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	3d	1	1.35mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	3d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $98,000 Active 320 DOM
2. 2026-06-18
   days on market $98,000 Active 317 DOM
3. 2026-06-17
   days on market $98,000 Active 316 DOM
4. 2026-06-16
   days on market $98,000 Active 315 DOM
5. 2026-06-15
   days on market $98,000 Active 314 DOM
6. 2026-06-13
   days on market $98,000 Active 312 DOM
7. 2026-06-13
   days on market $98,000 Active 311 DOM
8. 2026-06-09
   days on market $98,000 Active 308 DOM
9. 2026-06-08
   days on market $98,000 Active 307 DOM
10. 2026-06-07
    days on market $98,000 Active 306 DOM
11. 2026-06-05
    days on market $98,000 Active 303 DOM
12. 2026-06-03
    days on market $98,000 Active 302 DOM
13. 2026-06-02
    days on market $98,000 Active 301 DOM
14. 2026-06-01
    days on market $98,000 Active 300 DOM
15. 2026-05-31
    days on market $98,000 Active 299 DOM
16. 2026-03-10
    price $98,000 340-char remark

    Show marketing remark (340 chars)

    Charming two bedroom cottage style home is situated on a corner lot. Easy off street access for parking. The home features a roomy living room with an enclosed front porch. The eat in kitchen has vintage character. There is a bedroom on the first floor and the main bath. Large bedroom on the upper level. Nice yard and corner lot location.

17. 2026-01-12
    price $110,000 340-char remark

    Show marketing remark (340 chars)

    Charming two bedroom cottage style home is situated on a corner lot. Easy off street access for parking. The home features a roomy living room with an enclosed front porch. The eat in kitchen has vintage character. There is a bedroom on the first floor and the main bath. Large bedroom on the upper level. Nice yard and corner lot location.

18. 2025-09-02
    price $120,000 340-char remark

    Show marketing remark (340 chars)

    Charming two bedroom cottage style home is situated on a corner lot. Easy off street access for parking. The home features a roomy living room with an enclosed front porch. The eat in kitchen has vintage character. There is a bedroom on the first floor and the main bath. Large bedroom on the upper level. Nice yard and corner lot location.

19. 2025-08-04
    listed $130,000 Active 340-char remark

    Show marketing remark (340 chars)

    Charming two bedroom cottage style home is situated on a corner lot. Easy off street access for parking. The home features a roomy living room with an enclosed front porch. The eat in kitchen has vintage character. There is a bedroom on the first floor and the main bath. Large bedroom on the upper level. Nice yard and corner lot location.

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$191/yr (+$16/mo · 16.3%)

ⓘ 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: $12,055
• − Mortgage interest: −$5,490
• − Property taxes: −$1,167
• − Insurance: −$490
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,851
• Taxable income: $128
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $1,668/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

• 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

-24.6% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $98,000 West Penn MLS
• 2026-01-12 Price Changed $110,000 West Penn MLS
• 2025-09-02 Price Changed $120,000 West Penn MLS
• 2025-08-04 Listed $130,000 West Penn MLS

Property tax history

+0.6%/yr

Latest (2026): $1,167 · +0.0% YoY. Source: county tax records.