920 13th St · Beaver Falls, PA 15010

$95,000

2 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 7 Days on market

Built 1910 2,613 sqft lot Est $101k · 6% 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 +28.3/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

SOLD AS IS. ADDENDUM TO ACCOMPANY ANY OFFER, QUIET STREET, FRONT PORCH, STONE CONSTRUCTION SELLER ANXIOUS TO SELL

Key facts

• Tenant in place
• Stable rental income
• Dining

Tags

• INVESTMENT OPPORTUNITY
• TENANT IN PLACE
• STABLE RENTAL INCOME
• CONVENIENTLY LOCATED
• LOCAL SHOPS
• DINING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Has an unfinished interior-entry basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $657 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 + 3.1% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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 $12k; list at $95k implies a 660% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1910 — 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: 1.29% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $100,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 6th Ave	0.35mi	3/1.0 (+1)	1,560 (+2%)	11mo	$64,000	$41	66
1815 4th Ave	0.51mi	3/2.0 (+1)	1,504 (-2%)	7mo	$75,000	$50	58
203 Short 10th St	0.57mi	3/1.0 (+1)	1,594 (+4%)	4mo	$30,000	$19	58
812 2nd Ave	0.55mi	3/2.0 (+1)	1,496 (-2%)	6mo	$22,000	$15	57
824 2nd	0.55mi	3/1.5 (+1)	1,527 (-0%)	13mo	$144,100	$94	56
1210 2nd Ave	0.55mi	3/1.0 (+1)	1,624 (+6%)	9mo	$106,550	$66	52
1319 5th Ave	0.32mi	3/2.0 (+1)	1,717 (+12%)	6mo	$80,000	$47	50
2201 13th St	0.75mi	3/2.0 (+1)	1,536 (+0%)	6mo	$225,000	$146	50
1321 24th St	0.71mi	3/1.5 (+1)	1,488 (-3%)	10mo	$240,000	$161	47
516 17th St	0.40mi	3/3.0 (+1)	1,332 (-13%)	6mo	$35,000	$26	42
1526 20th Ave	0.64mi	3/2.0 (+1)	1,352 (-12%)	13mo	$165,000	$122	31
522 18th Ave	0.71mi	3/2.0 (+1)	1,306 (-15%)	5mo	$125,000	$96	29

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,058
• Equity at exit: $14,165

10-year hold

• IRR: 13.5%
• Equity multiple: 2.09×
• Total profit: $28,894
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $304

Break-even live

Break-even rent $844

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $357	-5% $331	+0% $304	+5% $277	+10% $250
Rent	-10% $207	-5% $255	+0% $304	+5% $352	+10% $401
Rate	-1.0pp $352	-0.5pp $328	base $304	+0.5pp $279	+1.0pp $254

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	2d	1	0.48mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	15d	1	1.01mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	2d	1	1.31mi
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	18d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $95,000 Active 7 DOM
2. 2026-06-17
   days on market $95,000 Active 6 DOM
3. 2026-06-16
   days on market $95,000 Active 5 DOM
4. 2026-06-15
   days on market $95,000 Active 4 DOM
5. 2026-06-13
   days on market $95,000 Active 2 DOM
6. 2026-06-13
   remarks 405-char remark
7. 2026-06-13
   listed $95,000 Active 1 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,740
• − Mortgage interest: −$5,321
• − Property taxes: −$1,548
• − Insurance: −$475
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,764
• Taxable income: $2,274
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,098/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

+138.1% since first listed

5 events — show timeline

• 2026-05-29 Listed $95,000 West Penn MLS
• 2004-01-23 Sold (MLS) $12,500 West Penn MLS
• 2004-01-20 Sold (Public Records) $12,500 Public Records
• 2003-10-17 Listed $24,900 West Penn MLS
• 1993-07-01 Sold (Public Records) $39,900 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,548 · +0.0% YoY. Source: county tax records.