505 35th St · Beaver Falls, PA 15010

$67,500

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 29 Days on market

Built 1920 1,306 sqft lot Est $86k · 22% 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 +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

Beautifully updated ranch-style home offering convenient one-floor living! This charming 2-bedroom, 1 full bath home features a completely renovated kitchen and a bright open-concept living and dining area perfect for everyday living and entertaining. Enjoy the convenience of in-unit washer and dryer, along with newer appliances including a refrigerator, electric stove, and dishwasher. Ideally located in the desirable College Hill area, just a 5-minute walk to Geneva College and close to Sheetz, parks, and playgrounds. Move-in ready with modern updates throughout!

Key facts

• Newer appliances
• Renovated kitchen
• Convenient location

Tags

• UPDATED RANCH-STYLE HOME
• RENOVATED KITCHEN
• OPEN-CONCEPT LIVING AND DINING
• IN-UNIT WASHER AND DRYER
• NEWER APPLIANCES
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt roof; Resale property
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Public sewer; Public water; Public transportation access

Interior

• Kitchen: Microwave; Refrigerator; Stove; Dishwasher
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating; Wall cooling unit(s)
• Interior features: Window treatments throughout
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/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: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 7.5% 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.
• Market conditions: Rents rising (+3.1%/yr); 146 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $467 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,487 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $86,450
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3230 6th Ave	0.14mi	2/1.0	998 (+10%)	8mo	$95,000	$95	71
313 Boyd Ave	0.50mi	2/1.0	913 (+0%)	13mo	$145,000	$159	65
3409 18th Ave	0.43mi	2/1.5	968 (+6%)	21mo	$135,000	$139	50
2706 12th Ave	0.60mi	1/1.0 (-1)	880 (-3%)	18mo	$17,500	$20	46
3610 Matilda St	0.59mi	2/2.0	800 (-12%)	9mo	$153,000	$191	41
4615 5th Ave	0.73mi	2/1.5	832 (-9%)	23mo	$71,000	$85	30
2508 13th Ave	0.71mi	2/1.0	1,041 (+14%)	21mo	$32,000	$31	25

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: 17.4%
• Equity multiple: 1.71×
• Total profit: $13,330
• Equity at exit: $10,064

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $43,014
• Equity at exit: $5,836

Cash invested: $18,900 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$354
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $380

Break-even live

Break-even rent $527

Max offer price $67,500

Occupancy floor 57%

Sensitivity live

Price	-10% $418	-5% $399	+0% $380	+5% $361	+10% $342
Rent	-10% $301	-5% $340	+0% $380	+5% $420	+10% $460
Rate	-1.0pp $414	-0.5pp $397	base $380	+0.5pp $363	+1.0pp $345

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2919 5th Ave Beaver Falls, PA	1.0	1.0	798	$600	$0.75	45d	1	0.41mi
3768 W 5th Ave Beaver Falls, PA	3.0	2.0	816	$1,495	$1.83	45d	1	0.57mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	3d	1	0.67mi
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	3d	1	1.00mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	45d	1	1.40mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	3d	1	1.40mi

Listing history 12 events

1. 2026-06-15
   statusdays on market $67,500 Pending 29 DOM
2. 2026-06-13
   days on market $67,500 Active 28 DOM
3. 2026-06-13
   days on market $67,500 Active 27 DOM
4. 2026-06-09
   days on market $67,500 Active 24 DOM
5. 2026-06-08
   days on market $67,500 Active 23 DOM
6. 2026-06-07
   days on market $67,500 Active 22 DOM
7. 2026-06-05
   days on market $67,500 Active 19 DOM
8. 2026-06-03
   days on market $67,500 Active 18 DOM
9. 2026-06-02
   days on market $67,500 Active 17 DOM
10. 2026-06-01
    days on market $67,500 Active 16 DOM
11. 2026-05-31
    days on market $67,500 Active 15 DOM
12. 2026-05-16
    listed $67,500 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: $411 · $34/mo
• Projected year-2 tax: $739 · $62/mo
• Expected delta: +$328/yr (+$27/mo · 79.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 19 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: $12,099
• − Mortgage interest: −$3,781
• − Property taxes: −$411
• − Insurance: −$338
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,964
• Taxable income: $3,670
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,681/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

1 event — show timeline

• 2026-05-16 Listed $67,500 West Penn MLS

Property tax history

-17.0%/yr

Latest (2026): $411 · +0.0% YoY. Source: county tax records.