465 Amsler Ridge Rd · Economy, PA 15143

$150,000

3 bd · 1.0 ba · 5,060 sqft · SingleFamily public records · 87 Days on market

Built 1967 1.63 ac lot $30/sqft · 83% below area

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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 +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Endless Potential of 465 Amsler Ridge! Are you looking for the perfect place to bring your vision to life? Nestled on a sprawling, 1.5-acre lot, this property offers the rare gift of space and serenity. Whether you are a visionary ready to take on a rewarding renovation project or looking for the ultimate site to start fresh and build your custom architectural masterpiece, this location is the ideal foundation. Imagine waking up to the tranquil sounds of nature in this remarkably peaceful setting, all while being just minutes away from the conveniences you love. From a complete top-to-bottom remodel of the current structure to a brand-new build designed exactly to your specifications, the possibilities here are as vast as the land itself.

Key facts

• Sprawling space
• 1.5-acre lot
• 1.63 acre lot

Tags

• 1.5-ACRE LOT
• SPRAWLING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 2.8% in Economy — 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 69/100 on livability (#855 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Economy El Sch (math 47% / reading 77%, grade B, #313 of 1,518 statewide, top 24%, 447 students, 100% FRL); Ambridge Area Ms (math 13% / reading 45%, grade F, #391 of 512 statewide, top 77%, 467 students, 99% FRL); Ambridge Area Hs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 733 students, 92% FRL) — zoned schools average 97% FRL vs 43% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; high-income renter base; 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 $1k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $150k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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. 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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $865,644
• List price: $150,000
• Delta: -82.67%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $29,948
• Equity at exit: $22,365

10-year hold

• IRR: 26.1%
• Equity multiple: 3.29×
• Total profit: $96,039
• Equity at exit: $12,969

Cash invested: $42,000 (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 15143

• Active inventory: 138
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,390 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $851

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 59%

Sensitivity live

Price	-10% $955	-5% $903	+0% $851	+5% $799	+10% $748
Rent	-10% $662	-5% $757	+0% $851	+5% $946	+10% $1,040
Rate	-1.0pp $927	-0.5pp $889	base $851	+0.5pp $812	+1.0pp $773

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 87 DOM
2. 2026-06-18
   days on market $150,000 Active 84 DOM
3. 2026-06-17
   days on market $150,000 Active 83 DOM
4. 2026-06-16
   days on market $150,000 Active 82 DOM
5. 2026-06-15
   days on market $150,000 Active 81 DOM
6. 2026-06-13
   days on market $150,000 Active 79 DOM
7. 2026-06-13
   days on market $150,000 Active 78 DOM
8. 2026-06-09
   days on market $150,000 Active 75 DOM
9. 2026-06-08
   days on market $150,000 Active 74 DOM
10. 2026-06-07
    days on market $150,000 Active 73 DOM
11. 2026-06-03
    days on market $150,000 Active 69 DOM
12. 2026-06-02
    days on market $150,000 Active 68 DOM
13. 2026-06-01
    days on market $150,000 Active 67 DOM
14. 2026-05-31
    days on market $150,000 Active 66 DOM
15. 2026-03-26
    listed $150,000 Active 761-char remark

    Show marketing remark (761 chars)

    Discover the Endless Potential of 465 Amsler Ridge! Are you looking for the perfect place to bring your vision to life? Nestled on a sprawling, 1.5-acre lot, this property offers the rare gift of space and serenity. Whether you are a visionary ready to take on a rewarding renovation project or looking for the ultimate site to start fresh and build your custom architectural masterpiece, this location is the ideal foundation. Imagine waking up to the tranquil sounds of nature in this remarkably peaceful setting, all while being just minutes away from the conveniences you love. From a complete top-to-bottom remodel of the current structure to a brand-new build designed exactly to your specifications, the possibilities here are as vast as the land itself.

16. 1989-09-26
    soldstatus $96,000
17. 1982-01-29
    soldstatus $50,000
18. 1980-10-01
    soldstatus $61,600
19. 1977-10-01
    soldstatus $67,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 17 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: $28,677
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$4,364
• Taxable income: $8,323
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $8,218/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 — Economy

• Score: 69/100
• State rank: #855
• US rank: #8973

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Economy, PA
• County: Allegheny County · 1,022,028 people
• City population: 9,574
• Metro: Pittsburgh, PA
• Population (ZIP): 21,851
• Household income: $132,674
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 408.0

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 (83%)
• Race & ethnicity: White 83% Asian 8% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 2% Italian 2%
• Foreign-born: 8% · China, Canada
• Languages at home: 90% English-only · Other Asian/Pacific 3% Other Indo-European 3% Chinese 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: ▼ -209.16%
• Current HPI: 262.7986
• 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

+122.2% since first listed

5 events — show timeline

• 2026-03-26 Listed $150,000 West Penn MLS
• 1989-09-26 Sold (Public Records) $96,000 Public Records
• 1982-01-29 Sold (Public Records) $50,000 Public Records
• 1980-10-01 Sold (Public Records) $61,600 Public Records
• 1977-10-01 Sold (Public Records) $67,500 Public Records

Property tax history

+8.3%/yr

Latest (2026): $8,752 · +1.4% YoY. Source: county tax records.