4730 Fourth Ave · Beaver Falls, PA 15010

$45,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 4 Days on market

Built 1900 3,049 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors and handy homeowners! This solid 2-story home is loaded with the right bones and ready for a buyer who wants to build some sweat equity in a comfortable home in a quaint little area of College Hill. Set against a river view backdrop, it sits just 5 minutes from Geneva College and the PA turnpike. The location alone checks every box for commuters and investors alike. The big-ticket items are already done for you: newer roof & some windows (+/- 2 years), newer furnace (5+/-), and a newer water heater, updated 100 amp electric, walk-in shower), replaced sewer line — so your money can go straight into the upgrades you want to make, not the ones you have to. The

Key facts

• Large deck
• River view
• Updated electric

Tags

• RIVER VIEW
• ENCLOSED REAR PORCH
• LARGE DECK
• LARGE BASEMENT
• UPDATED ELECTRIC

Property features AI

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story home; Asphalt roof
• Construction: Asphalt roof
• Exterior features: 30 x 130 (approx.) lot dimensions; Resale condition

Interior

• Kitchen: Kitchen (Main) — approx. 15 x 12; Dishwasher; Refrigerator; Stove; Some gas appliances
• Bedrooms: Bedroom 2 (Upper) — approx. 13 x 10; Bedroom 3 (Upper) — approx. 10 x 12; Additional upper bedroom — approx. 13 x 12
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Full walk-out basement; Electric fireplace
• Laundry & utility: Laundry (Lower)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 20.2% 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; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $45k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.47% ✓
• Cap rate: 20.24%
• Cash-on-cash: 49.82%
• DSCR: 3.22
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $156,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4403 W 6th Ave	0.46mi	3/2.0	1,250 (-2%)	8mo	$162,500	$130	64
506 38th St	0.67mi	3/2.0	1,288 (+1%)	1mo	$179,900	$140	63
4727 5th Ave	0.09mi	2/1.0 (-1)	1,136 (-11%)	16mo	$60,000	$53	59
4312 W 7th Ave	0.45mi	3/1.5	1,232 (-4%)	20mo	$186,000	$151	54
4724 5th Ave	0.07mi	2/1.0 (-1)	1,088 (-15%)	18mo	$55,000	$51	52
3912 College Ave	0.63mi	3/1.0	1,241 (-3%)	24mo	$134,000	$108	46
903 37th Street Ext	0.71mi	3/2.0	1,148 (-10%)	3mo	$172,500	$150	43
3618 6th Ave	0.73mi	3/1.0	1,176 (-8%)	15mo	$142,900	$122	40
208 38th St	0.73mi	3/1.0	1,196 (-7%)	23mo	$129,000	$108	36
3609 6th Ave	0.75mi	3/2.0	1,416 (+11%)	19mo	$157,500	$111	27

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: 47.6%
• Equity multiple: 3.08×
• Total profit: $26,146
• Equity at exit: $6,710

10-year hold

• IRR: 53.3%
• Equity multiple: 6.25×
• Total profit: $66,169
• Equity at exit: $3,891

Cash invested: $12,600 (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: 146
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $523

Break-even live

Break-even rent $451

Max offer price $45,000

Occupancy floor 48%

Sensitivity live

Price	-10% $549	-5% $536	+0% $523	+5% $510	+10% $498
Rent	-10% $435	-5% $479	+0% $523	+5% $567	+10% $611
Rate	-1.0pp $546	-0.5pp $535	base $523	+0.5pp $511	+1.0pp $500

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4727 5th Ave Beaver Falls, PA	2.0	1.0	1136	$950	$0.84	3d	1	0.11mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,425	$1.49	3d	1	1.25mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $45,000 Pending 4 DOM
2. 2026-06-05
   days on market $45,000 Active 2 DOM
3. 2026-06-03
   remarks 689-char remark
4. 2026-06-03
   listed $45,000 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: $1,222 · $102/mo
• Projected year-2 tax: $1,222 · $102/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 3/10 Moderate 7 d/yr ≥96°F today · 18 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: $13,361
• − Mortgage interest: −$2,521
• − Property taxes: −$1,222
• − Insurance: −$225
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,309
• Taxable income: $5,947
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $4,850/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

+373.7% since first listed

2 events — show timeline

• 2026-06-02 Listed $45,000 West Penn MLS
• 1967-03-01 Sold (Public Records) $9,500 Public Records

Property tax history

+3.5%/yr

Latest (2026): $1,222 · +0.0% YoY. Source: county tax records.