1312 2nd Ave · Beaver Falls, PA 15010

$73,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 24 Days on market

Built 1900 3,484 sqft lot $64/sqft · 26% above area Est $58k · 26% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Updated townhome featuring modern upgrades throughout. New furnace, flooring, and windows installed 1/2026! This home is turnkey with the exception of a few unfinished exterior renovations awaiting completion by its new owner. The main level showcases LVP flooring, fresh paint, updated fixtures, and most importantly an updated kitchen with beautiful, earth tone cabinetry. Upstairs you will find a fully updated bathroom accompanied by 3 bedrooms, each boasting gleaming hardwood floors. This property would make a great first home or investment property to add to your portfolio.

Key facts

• Updated kitchen
• Built 1900
• Listed 23 days

Tags

• UPDATED KITCHEN
• FULLY UPDATED BATHROOM
• GLEAMING HARDWOOD FLOORS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story; Property faces unspecified direction
• Construction: Built previously (resale property)
• Exterior features: Public water; Public sewer; Resale condition

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Multi-pane windows; Window treatments
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 7.6% 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.
• Zoned schools: Central El Sch (math 12% / reading 37%, grade F, #1,180 of 1,518 statewide, top 80%, 497 students, 100% FRL); Beaver Falls Ms (math 6% / reading 32%, grade F, #447 of 512 statewide, top 88%, 384 students, 100% FRL); Beaver Falls Area Shs (math 32%, 469 students, 89% FRL) — zoned schools average 96% FRL vs 66% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 147 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $505 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $73k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.61% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.17%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $58,094
• List price: $73,000
• Delta: 13.61%
• 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
1503 3rd Ave	0.15mi	3/1.0	1,200 (+5%)	3mo	$48,000	$40	82
1716 4th Ave	0.31mi	2/1.0 (-1)	1,144 (0%)	3mo	$30,000	$26	78
1512 3rd Ave	0.15mi	2/1.0 (-1)	1,238 (+8%)	9mo	$66,000	$53	66
1908 6th Ave	0.46mi	2/1.5 (-1)	1,144 (0%)	9mo	$116,000	$101	64
1602 6th Ave	0.33mi	2/1.5 (-1)	1,058 (-8%)	3mo	$45,000	$43	62
1717 3rd Ave	0.30mi	2/2.0 (-1)	1,080 (-6%)	7mo	$40,000	$37	62
1705 N 3rd St	0.65mi	3/2.0	1,144 (0%)	8mo	$224,000	$196	59
1556 2nd St	0.73mi	2/1.0 (-1)	1,192 (+4%)	4mo	$125,000	$105	51
2217 7th Ave Rear	0.69mi	3/1.5	1,236 (+8%)	6mo	$137,000	$111	47
2106 rear 6th Ave Rear	0.57mi	3/1.0	1,024 (-10%)	12mo	$105,000	$103	46
420 20th St	0.47mi	2/1.5 (-1)	1,286 (+12%)	8mo	$113,500	$88	44
620 24th St	0.74mi	3/1.0	1,232 (+8%)	13mo	$117,000	$95	42

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $15,573
• Equity at exit: $10,885

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $49,116
• Equity at exit: $6,312

Cash invested: $20,440 (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: 147
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$383
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $429

Break-even live

Break-even rent $630

Max offer price $73,000

Occupancy floor 58%

Sensitivity live

Price	-10% $470	-5% $449	+0% $429	+5% $408	+10% $387
Rent	-10% $336	-5% $382	+0% $429	+5% $475	+10% $521
Rate	-1.0pp $465	-0.5pp $447	base $429	+0.5pp $410	+1.0pp $391

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	3d	1	0.12mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	3d	1	0.16mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	3d	1	0.27mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	45d	1	0.55mi
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	3d	1	0.67mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	3d	1	0.68mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	16d	1	0.74mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	14d	1	1.20mi
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	19d	1	1.26mi

Listing history 19 events

1. 2026-06-21
   days on market $73,000 Active 24 DOM
2. 2026-06-18
   days on market $73,000 Active 21 DOM
3. 2026-06-18
   price $73,000 Active 20 DOM
4. 2026-06-17
   days on market $78,500 Active 20 DOM
5. 2026-06-16
   days on market $78,500 Active 19 DOM
6. 2026-06-15
   days on market $78,500 Active 18 DOM
7. 2026-06-13
   days on market $78,500 Active 16 DOM
8. 2026-06-13
   days on market $78,500 Active 15 DOM
9. 2026-06-09
   days on market $78,500 Active 12 DOM
10. 2026-06-08
    days on market $78,500 Active 11 DOM
11. 2026-06-07
    days on market $78,500 Active 10 DOM
12. 2026-06-05
    days on market $78,500 Active 7 DOM
13. 2026-06-03
    days on market $78,500 Active 6 DOM
14. 2026-06-02
    days on market $78,500 Active 5 DOM
15. 2026-06-01
    days on market $78,500 Active 4 DOM
16. 2026-05-31
    days on market $78,500 Active 3 DOM
17. 2026-05-08
    listed $66,000 Active
18. 2003-10-22
    soldstatus $16,000
19. 1982-07-20
    soldstatus $17,000

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$69/yr (+$6/mo · 6.8%)

ⓘ 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: $14,076
• − Mortgage interest: −$4,089
• − Property taxes: −$1,016
• − Insurance: −$365
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,124
• Taxable income: $4,230
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $4,130/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

+329.4% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $73,000 West Penn MLS
• 2026-05-28 Listed $78,500 West Penn MLS
• 2026-05-08 Listed $66,000 West Penn MLS
• 2003-10-22 Sold (Public Records) $16,000 Public Records
• 1982-07-20 Sold (Public Records) $17,000 Public Records

Property tax history

+0.5%/yr

Latest (2026): $1,016 · +0.0% YoY. Source: county tax records.