601 Cherry Aly · South Heights, PA 15081

$125,000

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 3 Days on market

Built 1890 2,613 sqft lot Est $92k · 36% over

---

Why this score? — see what drove the D- 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 +10.7/30.0
• Appreciation +8.7/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this beautifully renovated home in South Heights, ideally located directly across from the community park and just minutes from Route 65 and I-376 for an easy commute. Thoughtfully updated from top to bottom, this move-in ready home features a new roof, windows, mechanicals, quartz countertops, and brand new stainless steel appliances. The main level offers an open concept layout with luxury vinyl plank flooring throughout, a convenient half bath, first floor laundry, and a versatile first floor bedroom that could also serve as a home office, dining room, or flex space to fit your lifestyle. Upstairs, you'll find two spacious bedrooms and a stylish full bathroom featuring modern

Key facts

• Quartz countertops
• Renovated home
• New roof

Tags

• RENOVATED HOME
• NEW ROOF
• NEW WINDOWS
• NEW MECHANICALS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Some gas appliances
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished basement with interior entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-59 ($-711/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (30.4% below list).
• Recommended offer: $87k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% in South Heights — 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 77/100 on livability (#368 in PA, #3,206 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, health & safety 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.
• Zoned schools: Highland El Sch (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 316 students, 99% FRL); Ambridge Area Ms (math 13% / reading 45%, grade F, #391 of 512 statewide, top 77%, 467 students, 99% FRL); Ambridge Area Hs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 733 students, 92% FRL) — zoned schools average 97% FRL vs 43% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.4% local appreciation)).
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $125k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,971 (30.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1890 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $91,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Curtis St	0.09mi	1/2.0 (-1)	953 (+8%)	23mo	$98,900	$104	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.22×
• Total profit: $42,800
• Equity at exit: $89,795

10-year hold

• IRR: 16.4%
• Equity multiple: 4.63×
• Total profit: $126,879
• Equity at exit: $173,525

Cash invested: $35,000 (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 15081

• Home prices YoY: 1.9%
• Active inventory: 4
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $870 high
• Mortgage (P&I): −$656
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $-59

Break-even live

Break-even rent $945

Max offer price $114,533

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-24	+0% $-59	+5% $-95	+10% $-130
Rent	-10% $-128	-5% $-94	+0% $-59	+5% $-25	+10% $9
Rate	-1.0pp $4	-0.5pp $-27	base $-59	+0.5pp $-92	+1.0pp $-125

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Maplewood Ave Ambridge, PA	3.0	1.0	800	$935	$1.17	45d	1	0.72mi
121 Locust St Ambridge, PA	2.0–3.0	1.0	875	$1,100	$1.26	3d	3	0.78mi
508 4th St Unit 101 Ambridge, PA	1.0	1.0	600	$750	$1.25	45d	1	0.84mi
508 4th St Unit 501 Ambridge, PA	1.0	1.0	600	$695	$1.16	45d	1	0.84mi
617 Glenwood Ave Ambridge, PA	2.0	1.0	550	$845	$1.54	45d	1	0.98mi
281-283 Beaver St Unit 283_3 Leetsdale, PA	1.0	1.0	800	$700	$0.88	19d	1	1.28mi

Listing history 3 events

1. 2026-06-16
   statusdays on market $125,000 Pending 3 DOM
2. 2026-06-15
   remarks 699-char remark
3. 2026-06-15
   listed $125,000 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: $465 · $39/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$755/yr (+$63/mo · 162.5%)

ⓘ 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: $10,437
• − Mortgage interest: −$7,002
• − Property taxes: −$465
• − Insurance: −$625
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$3,636
• Taxable loss: −$2,961
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $0/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 — South Heights

• Score: 77/100
• State rank: #368
• US rank: #3206

Category grades

Amenities F Commute A Cost of living A+ Crime A+ Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Heights, PA
• City population: 343
• Population (ZIP): 343

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 (86%)
• Race & ethnicity: White 86% Two or more races 11% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 9% Lithuanian 5% Scotch-Irish 4%
• Foreign-born: 1% · Canada

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: ▲ 7.39%
• Current HPI: 403.599
• Rent YoY: —
• Metro: —
• 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

+774.1% since first listed

4 events — show timeline

• 2026-06-13 Listed $125,000 West Penn MLS
• 1989-07-28 Sold (Public Records) $28,000 Public Records
• 1978-03-27 Sold (Public Records) $30,000 Public Records
• 1972-03-01 Sold (Public Records) $14,300 Public Records

Property tax history

-10.0%/yr

Latest (2026): $465 · +0.0% YoY. Source: county tax records.