282 9th St · Ambridge, PA 15003

$135,000

4 bd · 2.0 ba · 1,548 sqft · MultiFamily public records · 12 Days on market

Built 1936 871 sqft lot Est $102k · 32% over

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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 +8.6/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex in the heart of the Ambridge business district. In great shape with no issues with vacancy. Superb location, spacious units. This duplex is in spectacular shape. hardwood floors all refinished, multi-pane windows throughout common areas and in each unit. Rambling floor plan with plent of space. Basement is separated into two sides, each with tons of storage for tenant or owner. All major mechanicals meticulously maintained and cared for.

Key facts

• Historic charm
• Cash flow
• Long term stability

Tags

• FULLY OCCUPIED DUPLEX
• CASH FLOW
• LONG TERM STABILITY
• GROWING RENTAL MARKET
• HISTORIC CHARM
• OCCUPIED BY PAYING TENANTS

Property features AI

Finance

• Financial info: Gross annual income reported as $18,288; Unit rents reported: one unit at $799, one unit at $725

Exterior

• Parking: Off-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-family property with 2 total units
• Construction: Brick construction; Composition roof
• Exterior features: Small lot approximately 29 x 35; Zoned R

Interior

• Bedrooms: Two 1-bedroom units
• Bathrooms: Each unit has one full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.2% 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; 1 comparable units currently listed for rent nearby; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago 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.
• Current owner paid $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (median comp): $102,345
• List price: $135,000
• Delta: 31.91%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $13,003
• Equity at exit: $20,129

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $56,263
• Equity at exit: $11,672

Cash invested: $37,800 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$708
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $547

Break-even live

Break-even rent $1,144

Max offer price $135,000

Occupancy floor 65%

Sensitivity live

Price	-10% $624	-5% $586	+0% $547	+5% $509	+10% $471
Rent	-10% $402	-5% $475	+0% $547	+5% $620	+10% $693
Rate	-1.0pp $615	-0.5pp $582	base $547	+0.5pp $512	+1.0pp $477

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,838
Total (2 units)			$1,837

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 Beaver Rd Ambridge, PA	3.0	1.0	1099	$1,495	$1.36	17d	1	0.77mi

Listing history 11 events

1. 2026-05-11
   status Pending 681-char remark
2. 2026-04-28
   listed $135,000 Active 681-char remark
3. 2023-11-29
   soldstatus $75,000
4. 2018-02-21
   soldstatus $68,100
5. 2018-02-19
   soldstatus $68,000 Sold 448-char remark

   Show marketing remark (448 chars)

   Duplex in the heart of the Ambridge business district. In great shape with no issues with vacancy. Superb location, spacious units. This duplex is in spectacular shape. hardwood floors all refinished, multi-pane windows throughout common areas and in each unit. Rambling floor plan with plent of space. Basement is separated into two sides, each with tons of storage for tenant or owner. All major mechanicals meticulously maintained and cared for.

6. 2018-02-08
   status Under Contract 448-char remark

   Show marketing remark (448 chars)

   Duplex in the heart of the Ambridge business district. In great shape with no issues with vacancy. Superb location, spacious units. This duplex is in spectacular shape. hardwood floors all refinished, multi-pane windows throughout common areas and in each unit. Rambling floor plan with plent of space. Basement is separated into two sides, each with tons of storage for tenant or owner. All major mechanicals meticulously maintained and cared for.

7. 2017-08-08
   price $85,000 448-char remark

   Show marketing remark (448 chars)

   Duplex in the heart of the Ambridge business district. In great shape with no issues with vacancy. Superb location, spacious units. This duplex is in spectacular shape. hardwood floors all refinished, multi-pane windows throughout common areas and in each unit. Rambling floor plan with plent of space. Basement is separated into two sides, each with tons of storage for tenant or owner. All major mechanicals meticulously maintained and cared for.

8. 2017-08-07
   listed $90,000 Active 448-char remark

   Show marketing remark (448 chars)

   Duplex in the heart of the Ambridge business district. In great shape with no issues with vacancy. Superb location, spacious units. This duplex is in spectacular shape. hardwood floors all refinished, multi-pane windows throughout common areas and in each unit. Rambling floor plan with plent of space. Basement is separated into two sides, each with tons of storage for tenant or owner. All major mechanicals meticulously maintained and cared for.

9. 2004-11-08
   soldstatus $32,500
10. 1970-02-01
    soldstatus $13,500
11. 1962-07-01
    soldstatus $12,000

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$229/yr (+$19/mo · 13.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,044
• − Mortgage interest: −$7,562
• − Property taxes: −$1,675
• − Insurance: −$675
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$3,927
• Taxable income: $4,678
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $5,447/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

+1025.0% since first listed

11 events — show timeline

• 2026-05-11 Pending — West Penn MLS
• 2026-04-28 Listed $135,000 West Penn MLS
• 2023-11-29 Sold (Public Records) $75,000 Public Records
• 2018-02-21 Sold (Public Records) $68,100 Public Records
• 2018-02-19 Sold (MLS) $68,000 West Penn MLS
• 2018-02-08 Pending — West Penn MLS
• 2017-08-08 Price Changed $85,000 West Penn MLS
• 2017-08-07 Listed $90,000 West Penn MLS
• 2004-11-08 Sold (Public Records) $32,500 Public Records
• 1970-02-01 Sold (Public Records) $13,500 Public Records
• 1962-07-01 Sold (Public Records) $12,000 Public Records

Property tax history

-2.6%/yr

Latest (2026): $1,675 · +2.2% YoY. Source: county tax records.