1911 Irwin St · Aliquippa, PA 15001

$115,000

2 bd · 1.5 ba · 936 sqft · MultiFamily public records · 16 Days on market

Built 1948 3,484 sqft lot

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Why this score? — see what drove the D+ 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Cute as a button and completely updated. Maple cabinets, ceramic tile floors, gas fireplace, updated electric, walk in closet in each bedroom, nicely updated baths, crown molding, glass block windows, newer windows throughout. Quiet one way street, move right in everything is ready.

Key facts

• Unfinished basement
• Gas fireplace
• Main-level half bath

Tags

• GAS FIREPLACE
• LUXURY VINYL PLANK FLOORING
• CLASSIC OAK CABINETRY
• COVERED REAR PORCH
• MAIN-LEVEL HALF BATH
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Frame construction with vinyl siding; Asphalt roof; Resale property
• Construction: Frame and vinyl siding construction; Asphalt roof; Unfinished walk-up basement
• Exterior features: Public transportation nearby

Interior

• Kitchen: Stove; Refrigerator; Dishwasher; Some gas appliances
• Bedrooms: Upper-level bedrooms (2)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Gas fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.3% in Aliquippa — 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 80/100 on livability (#216 in PA, #1,891 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F.
• Aliquippa SD (suburban): math 4% / reading 19% proficiency, ranked #530 of 539 in PA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Aliquippa El Sch (math 2% / reading 15%, grade F, #1,458 of 1,518 statewide, top 96%, 474 students, 86% FRL); Aliquippa Jshs (math 8% / reading 22%, grade F, #407 of 437 statewide, top 94%, 474 students, 88% FRL).
• Market conditions: Rents rising (+2.0%/yr); 127 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 $795 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $30k; list at $115k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.05% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-10,683
• Equity at exit: $17,147

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,108
• Equity at exit: $9,943

Cash invested: $32,200 (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 15001

• Home prices YoY: -20.8%
• Rents YoY: 2.0%
• Active inventory: 127
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $142

Break-even live

Break-even rent $1,022

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $207	-5% $175	+0% $142	+5% $110	+10% $77
Rent	-10% $47	-5% $95	+0% $142	+5% $190	+10% $237
Rate	-1.0pp $200	-0.5pp $172	base $142	+0.5pp $113	+1.0pp $82

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Polk St Aliquippa, PA	3.0	1.0	1124	$1,045	$0.93	3d	1	0.57mi
141 Carroll St Aliquippa, PA	2.0	1.0	704	$995	$1.41	3d	1	1.04mi

Listing history 10 events

1. 2026-06-21
   days on market $115,000 Active 16 DOM
2. 2026-06-18
   days on market $115,000 Active 13 DOM
3. 2026-06-17
   days on market $115,000 Active 12 DOM
4. 2026-06-16
   days on market $115,000 Active 11 DOM
5. 2026-06-15
   days on market $115,000 Active 10 DOM
6. 2026-06-13
   days on market $115,000 Active 8 DOM
7. 2026-06-09
   days on market $115,000 Active 4 DOM
8. 2026-06-08
   days on market $115,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $115,000 Active 2 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 ≥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: $14,429
• − Mortgage interest: −$6,442
• − Property taxes: −$1,879
• − Insurance: −$575
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,345
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $1,737/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: Aliquippa SD
• NCES district ID: 4202130
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $31,613
• Composite: 9.05/100
• National rank: #9874
• State rank: #530 of 539 in PA

Livability — Aliquippa

• Score: 80/100
• State rank: #216
• US rank: #1891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aliquippa, PA
• County: Beaver County · 116,001 people
• City population: 31,976
• Metro: Pittsburgh, PA
• Population (ZIP): 31,976
• Household income: $70,985
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 720.0

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 (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 2% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -65.21%
• Current HPI: 247.7251
• Rent YoY: ▲ 2.05%
• 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

+379.2% since first listed

14 events — show timeline

• 2026-06-05 Listed $115,000 West Penn MLS
• 2013-10-25 Sold (Public Records) $30,000 Public Records
• 2012-03-19 Listed $69,900 West Penn MLS
• 2011-06-15 Sold (MLS) $23,500 West Penn MLS
• 2011-06-15 Price Changed $39,949 West Penn MLS
• 2010-11-04 Listed $23,500 West Penn MLS
• 2006-10-31 Sold (Public Records) $63,500 Public Records
• 2006-10-27 Sold (MLS) $63,500 West Penn MLS
• 2006-01-12 Listed $64,900 West Penn MLS
• 2004-07-02 Sold (Public Records) $62,500 Public Records
• 2002-07-30 Sold (Public Records) $59,000 Public Records
• 2002-07-30 Sold (MLS) $59,000 West Penn MLS
• 2002-03-18 Listed $68,000 West Penn MLS
• 1988-02-03 Sold (Public Records) $24,000 Public Records

Property tax history

-0.4%/yr

Latest (2026): $1,879 · -1.4% YoY. Source: county tax records.