1606 Duss Ave · Ambridge, PA 15003

$89,000

3 bd · 1.5 ba · 1,728 sqft · SingleFamily public records · 134 Days on market

Built 1910 3,920 sqft lot Est $133k · 33% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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 MLS

Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

Key facts

• Solid bones
• 3,920 sq ft lot
• Built 1910

Tags

• VALUE-ADD DUPLEX OPPORTUNITY
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $615 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $21k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $89k implies a 424% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.49% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 5.6

CMA / ARV

• ARV (median comp): $132,907
• List price: $89,000
• Delta: -33.04%
• 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
818 19th St	0.14mi	4/1.5 (+1)	1,792 (+4%)	11mo	$150,000	$84	73
1430 Duss Ave	0.12mi	3/1.0	1,478 (-14%)	1mo	$158,150	$107	68
1705 N Walnut St	0.17mi	3/2.0	1,498 (-13%)	3mo	$96,900	$65	66
321 12th St	0.37mi	3/2.0	1,552 (-10%)	3mo	$132,900	$86	61
1427 Beaver Rd	0.18mi	4/3.0 (+1)	1,857 (+8%)	13mo	$192,000	$103	58
1325 N Walnut St	0.27mi	3/2.0	1,907 (+10%)	16mo	$98,000	$51	55
1201 Beaver Rd	0.32mi	4/2.5 (+1)	1,560 (-10%)	11mo	$160,000	$103	51
900 Beaver Rd	0.59mi	4/3.0 (+1)	1,792 (+4%)	7mo	$210,000	$117	50
2533 Mayfield Ave	0.62mi	4/3.0 (+1)	1,879 (+9%)	2mo	$279,900	$149	44
1144 Church St	0.49mi	4/1.0 (+1)	1,575 (-9%)	17mo	$106,000	$67	41
936 Kennedy Dr	0.66mi	4/2.5 (+1)	1,968 (+14%)	3mo	$241,000	$122	35
652 Duss Ave	0.71mi	4/2.0 (+1)	1,958 (+13%)	6mo	$54,000	$28	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: 8.2%
• Equity multiple: 1.32×
• Total profit: $8,035
• Equity at exit: $13,270

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $36,103
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $352

Break-even live

Break-even rent $878

Max offer price $89,000

Occupancy floor 68%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.15mi
451 Maplewood Ave Ambridge, PA	2.0	1.5	2178	$950	$0.44	43d	1	1.02mi
230 Locust St Ambridge, PA	2.0	1.0	1205	$1,103	$0.92	14d	1	1.18mi

Listing history 14 events

1. 2026-05-31
   days on market $89,000 Active 134 DOM
2. 2026-02-23
   price $89,000 782-char remark

   Show marketing remark (782 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

3. 2026-01-17
   listed $110,000 Active 782-char remark

   Show marketing remark (782 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

4. 2025-12-31
   historical Expired 834-char remark

   Show marketing remark (834 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street with mature trees and a peaceful, neighborhood feel. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

5. 2025-10-15
   status Active 834-char remark

   Show marketing remark (834 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street with mature trees and a peaceful, neighborhood feel. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

6. 2025-09-28
   historical Contingent 834-char remark

   Show marketing remark (834 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street with mature trees and a peaceful, neighborhood feel. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

7. 2025-08-18
   price $110,000 834-char remark

   Show marketing remark (834 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street with mature trees and a peaceful, neighborhood feel. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

8. 2025-07-30
   price $129,000 834-char remark

   Show marketing remark (834 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street with mature trees and a peaceful, neighborhood feel. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

9. 2025-07-04
   listed $139,000 Active 834-char remark

   Show marketing remark (834 chars)

   Value-Add Duplex Opportunity in Ambridge – Solid Bones, Flexible Potential Just steps away from the heart of Ambridge, this brick duplex is the perfect canvas for the savvy investor. With one 1-bedroom, 1-bath unit and one 3-bedroom, 1-bath unit, this property offers a flexible layout and the chance to finish the work and bring your own vision to life. The structure is solid, and the lot itself is a standout—set on a charming street with mature trees and a peaceful, neighborhood feel. Whether you're looking to renovate and rent, flip, or house hack, this is a great opportunity to add real value. With the right updates, this duplex has strong potential to mirror the consistent rental performance of neighboring properties. Bring your tools, your creativity, and take advantage of this entry into a growing area.

10. 2024-09-05
    listed $149,900 Active
11. 2012-04-23
    price $19,900
12. 2012-04-23
    soldstatus $17,000
13. 2012-03-20
    listed $17,000
14. 1958-11-01
    soldstatus $14,600

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/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: $15,877
• − Mortgage interest: −$4,985
• − Property taxes: −$2,279
• − Insurance: −$445
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$2,589
• Taxable income: $3,038
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $3,489/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

+509.6% since first listed

13 events — show timeline

• 2026-02-23 Price Changed $89,000 West Penn MLS
• 2026-01-17 Listed $110,000 West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-10-15 Relisted — West Penn MLS
• 2025-09-28 Contingent — West Penn MLS
• 2025-08-18 Price Changed $110,000 West Penn MLS
• 2025-07-30 Price Changed $129,000 West Penn MLS
• 2025-07-04 Listed $139,000 West Penn MLS
• 2024-09-05 Listed $149,900 West Penn MLS
• 2012-04-23 Sold (MLS) $17,000 West Penn MLS
• 2012-04-23 Price Changed $19,900 West Penn MLS
• 2012-03-20 Listed $17,000 West Penn MLS
• 1958-11-01 Sold (Public Records) $14,600 Public Records

Property tax history

-0.6%/yr

Latest (2026): $2,279 · +2.2% YoY. Source: county tax records.