1712 4th Ave · Beaver Falls, PA 15010

$79,000

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 173 Days on market

Built 1925 4,356 sqft lot $66/sqft · 40% above area Est $56k · 40% over ↓ 4% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this beautifully updated Investment Property 3-bedroom offering modern touches, spacious rooms, and a large, deep backyard perfect for pets, gardening, or entertaining. The main level features new flooring, neutral paint throughout, tall ceilings, and abundant natural light. A generous living room and an updated kitchen with plenty of cabinet space. This home offers a first floor bedroom, all bedrooms are well-sized, with fresh flooring and move-in-ready finishes. Outside, enjoy a freshly enhanced yard, a back porch for relaxing, and off-street access from the rear alley. The property also includes updated siding, newer windows, and low-maintenance exterior features. Conveniently located near local shops, restaurants, and major highways, this home is perfect for both first-time buyers and investors looking for a clean, turnkey property. Move right in and enjoy!

Key facts

• Off street access
• Updated siding
• Large deep backyard

Tags

• LARGE DEEP BACKYARD
• UPDATED KITCHEN
• BACK PORCH
• OFF STREET ACCESS
• UPDATED SIDING
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (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); 143 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $546 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1925 — 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: 1.42% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $56,473
• List price: $79,000
• Delta: 39.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 4th Ave	0.01mi	2/1.0	1,144 (-4%)	3mo	$30,000	$26	90
1503 3rd Ave	0.16mi	3/1.0 (+1)	1,200 (+1%)	3mo	$48,000	$40	84
1512 3rd Ave	0.15mi	2/1.0	1,238 (+4%)	9mo	$66,000	$53	79
1908 6th Ave	0.17mi	2/1.5	1,144 (-4%)	9mo	$116,000	$101	76
1717 3rd Ave	0.05mi	2/2.0	1,080 (-9%)	7mo	$40,000	$37	72
420 20th St	0.17mi	2/1.5	1,286 (+8%)	8mo	$113,500	$88	70
1602 6th Ave	0.16mi	2/1.5	1,058 (-11%)	3mo	$45,000	$43	69
2535 8th Ave	0.61mi	2/1.0	1,182 (-1%)	6mo	$22,000	$19	66
2217 7th Ave Rear	0.39mi	3/1.5 (+1)	1,236 (+4%)	6mo	$137,000	$111	64
2218 9th Ave	0.46mi	2/1.0	1,088 (-9%)	5mo	$97,000	$89	59
2525 7th Ave	0.56mi	3/1.5 (+1)	1,248 (+5%)	1mo	$192,500	$154	58
516 17th St	0.12mi	3/3.0 (+1)	1,332 (+12%)	6mo	$35,000	$26	57

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $11,314
• Equity at exit: $11,779

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $41,116
• Equity at exit: $6,830

Cash invested: $22,120 (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: 143
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$414
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $377

Break-even live

Break-even rent $647

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	1d	1	0.05mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	1d	1	0.14mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	1d	1	0.23mi
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	1d	1	0.38mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	43d	1	0.45mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	1d	1	0.73mi
2919 5th Ave Beaver Falls, PA	1.0	1.0	798	$600	$0.75	43d	1	0.99mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	14d	1	1.04mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.27mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	1d	1	1.39mi

Listing history 5 events

1. 2026-03-19
   price $79,000 885-char remark

   Show marketing remark (885 chars)

   Step inside this beautifully updated Investment Property 3-bedroom offering modern touches, spacious rooms, and a large, deep backyard perfect for pets, gardening, or entertaining. The main level features new flooring, neutral paint throughout, tall ceilings, and abundant natural light. A generous living room and an updated kitchen with plenty of cabinet space. This home offers a first floor bedroom, all bedrooms are well-sized, with fresh flooring and move-in-ready finishes. Outside, enjoy a freshly enhanced yard, a back porch for relaxing, and off-street access from the rear alley. The property also includes updated siding, newer windows, and low-maintenance exterior features. Conveniently located near local shops, restaurants, and major highways, this home is perfect for both first-time buyers and investors looking for a clean, turnkey property. Move right in and enjoy!

2. 2026-02-17
   price $81,899 885-char remark

   Show marketing remark (885 chars)

   Step inside this beautifully updated Investment Property 3-bedroom offering modern touches, spacious rooms, and a large, deep backyard perfect for pets, gardening, or entertaining. The main level features new flooring, neutral paint throughout, tall ceilings, and abundant natural light. A generous living room and an updated kitchen with plenty of cabinet space. This home offers a first floor bedroom, all bedrooms are well-sized, with fresh flooring and move-in-ready finishes. Outside, enjoy a freshly enhanced yard, a back porch for relaxing, and off-street access from the rear alley. The property also includes updated siding, newer windows, and low-maintenance exterior features. Conveniently located near local shops, restaurants, and major highways, this home is perfect for both first-time buyers and investors looking for a clean, turnkey property. Move right in and enjoy!

3. 2026-02-12
   status Active 885-char remark

   Show marketing remark (885 chars)

   Step inside this beautifully updated Investment Property 3-bedroom offering modern touches, spacious rooms, and a large, deep backyard perfect for pets, gardening, or entertaining. The main level features new flooring, neutral paint throughout, tall ceilings, and abundant natural light. A generous living room and an updated kitchen with plenty of cabinet space. This home offers a first floor bedroom, all bedrooms are well-sized, with fresh flooring and move-in-ready finishes. Outside, enjoy a freshly enhanced yard, a back porch for relaxing, and off-street access from the rear alley. The property also includes updated siding, newer windows, and low-maintenance exterior features. Conveniently located near local shops, restaurants, and major highways, this home is perfect for both first-time buyers and investors looking for a clean, turnkey property. Move right in and enjoy!

4. 2025-12-20
   historical Contingent 885-char remark

   Show marketing remark (885 chars)

   Step inside this beautifully updated Investment Property 3-bedroom offering modern touches, spacious rooms, and a large, deep backyard perfect for pets, gardening, or entertaining. The main level features new flooring, neutral paint throughout, tall ceilings, and abundant natural light. A generous living room and an updated kitchen with plenty of cabinet space. This home offers a first floor bedroom, all bedrooms are well-sized, with fresh flooring and move-in-ready finishes. Outside, enjoy a freshly enhanced yard, a back porch for relaxing, and off-street access from the rear alley. The property also includes updated siding, newer windows, and low-maintenance exterior features. Conveniently located near local shops, restaurants, and major highways, this home is perfect for both first-time buyers and investors looking for a clean, turnkey property. Move right in and enjoy!

5. 2025-12-02
   listed $81,900 Active 885-char remark

   Show marketing remark (885 chars)

   Step inside this beautifully updated Investment Property 3-bedroom offering modern touches, spacious rooms, and a large, deep backyard perfect for pets, gardening, or entertaining. The main level features new flooring, neutral paint throughout, tall ceilings, and abundant natural light. A generous living room and an updated kitchen with plenty of cabinet space. This home offers a first floor bedroom, all bedrooms are well-sized, with fresh flooring and move-in-ready finishes. Outside, enjoy a freshly enhanced yard, a back porch for relaxing, and off-street access from the rear alley. The property also includes updated siding, newer windows, and low-maintenance exterior features. Conveniently located near local shops, restaurants, and major highways, this home is perfect for both first-time buyers and investors looking for a clean, turnkey property. Move right in and enjoy!

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $1,008 · $84/mo
• Expected delta: +$240/yr (+$20/mo · 31.2%)

ⓘ 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 8 d/yr ≥97°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: $13,499
• − Mortgage interest: −$4,425
• − Property taxes: −$768
• − Insurance: −$395
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,298
• Taxable income: $3,452
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $3,701/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

-3.5% since first listed

5 events — show timeline

• 2026-03-19 Price Changed $79,000 West Penn MLS
• 2026-02-17 Price Changed $81,899 West Penn MLS
• 2026-02-12 Relisted — West Penn MLS
• 2025-12-20 Contingent — West Penn MLS
• 2025-12-02 Listed $81,900 West Penn MLS

Property tax history

-4.4%/yr

Latest (2026): $768 · +0.0% YoY. Source: county tax records.