2409 25th St · Beaver Falls, PA 15010

$60,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 207 Days on market

Built 1916 9,583 sqft lot $51/sqft · 64% 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 +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

This 2-story frame home sits on a spacious double lot, offering great outdoor space and flexible parking with easy access from 26th Street. Featuring 2 bedrooms and 1 full bath, the property provides plenty of room to customize—ideal for a first-time homebuyer, investor, or anyone seeking rental income. The home does need some TLC, but it offers a solid layout and strong potential. Located in close proximity to shopping, major highways, schools, and restaurants, this property delivers convenience and opportunity in a desirable White Township setting.

Key facts

• Flexible parking
• Double lot
• Outdoor space

Tags

• DOUBLE LOT
• OUTDOOR SPACE
• FLEXIBLE PARKING
• EASY ACCESS FROM 26TH STREET
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.98% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.41%
• DSCR: 2.49
• GRM: 4.2

CMA / ARV

• ARV (median comp): $167,092
• List price: $60,000
• Delta: -64.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 21st Ave	0.25mi	3/1.0	1,240 (+4%)	3mo	$185,000	$149	79
1701 19th St	0.48mi	3/1.0	1,152 (-3%)	1mo	$190,000	$165	72
1511 20th Ave	0.46mi	3/1.5	1,147 (-4%)	2mo	$175,000	$153	69
1510 18th Ave	0.57mi	3/1.0	1,215 (+2%)	2mo	$127,500	$105	68
2735 20th Street Ext	0.43mi	3/1.0	1,241 (+4%)	11mo	$203,000	$164	63
2009 Nippert Ave	0.59mi	3/2.0	1,140 (-4%)	2mo	$207,000	$182	60
1508 21st Ave	0.45mi	3/1.0	1,096 (-8%)	7mo	$175,000	$160	60
1900 Darlington Rd	0.25mi	4/2.0 (+1)	1,307 (+10%)	6mo	$141,000	$108	57
1728 16th St	0.55mi	3/1.5	1,118 (-6%)	7mo	$153,000	$137	57
2729 20th Street Ext	0.40mi	2/2.0 (-1)	1,056 (-11%)	0mo	$150,000	$142	53
1727 16th St	0.56mi	3/2.0	1,286 (+8%)	6mo	$150,000	$117	51
1905 13th Street Rear	0.73mi	3/2.0	1,080 (-9%)	5mo	$165,000	$153	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: 28.8%
• Equity multiple: 2.20×
• Total profit: $20,207
• Equity at exit: $8,946

10-year hold

• IRR: 36.3%
• Equity multiple: 4.36×
• Total profit: $56,519
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$315
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $468

Break-even live

Break-even rent $596

Max offer price $60,000

Occupancy floor 56%

Sensitivity live

Price	-10% $502	-5% $485	+0% $468	+5% $451	+10% $434
Rent	-10% $374	-5% $421	+0% $468	+5% $515	+10% $562
Rate	-1.0pp $498	-0.5pp $483	base $468	+0.5pp $452	+1.0pp $436

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	3d	1	0.41mi
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	3d	1	0.41mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,425	$1.49	3d	1	0.52mi
235 Center St Beaver Falls, PA	3.0	2.0	1328	$1,525	$1.15	16d	1	0.76mi
921 15th St Unit 3 Beaver Falls, PA	2.0	1.0	800	$949	$1.19	45d	1	0.97mi
2210 7th Ave Beaver Falls, PA	2.0	1.0	850	$875	$1.03	3d	1	1.05mi
911 12th Ave Beaver Falls, PA	2.0	1.0	812	$850	$1.05	3d	1	1.10mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	13d	1	1.22mi
3768 W 5th Ave Beaver Falls, PA	3.0	2.0	816	$1,495	$1.83	45d	1	1.27mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	3d	1	1.29mi
1320 4th Ave Beaver Falls, PA	2.0	1.0	850	$950	$1.12	3d	1	1.38mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	3d	1	1.39mi

Listing history 33 events

1. 2026-06-21
   days on market $60,000 Active 207 DOM
2. 2026-06-18
   days on market $60,000 Active 204 DOM
3. 2026-06-17
   days on market $60,000 Active 203 DOM
4. 2026-06-16
   days on market $60,000 Active 202 DOM
5. 2026-06-15
   days on market $60,000 Active 201 DOM
6. 2026-06-13
   days on market $60,000 Active 199 DOM
7. 2026-06-13
   days on market $60,000 Active 198 DOM
8. 2026-06-09
   days on market $60,000 Active 195 DOM
9. 2026-06-08
   days on market $60,000 Active 194 DOM
10. 2026-06-07
    days on market $60,000 Active 193 DOM
11. 2026-06-05
    days on market $60,000 Active 190 DOM
12. 2026-06-03
    days on market $60,000 Active 189 DOM
13. 2026-06-02
    days on market $60,000 Active 188 DOM
14. 2026-06-01
    days on market $60,000 Active 187 DOM
15. 2026-05-31
    days on market $60,000 Active 186 DOM
16. 2026-04-13
    price $70,000 562-char remark

    Show marketing remark (562 chars)

    This 2-story frame home sits on a spacious double lot, offering great outdoor space and flexible parking with easy access from 26th Street. Featuring 2 bedrooms and 1 full bath, the property provides plenty of room to customize—ideal for a first-time homebuyer, investor, or anyone seeking rental income. The home does need some TLC, but it offers a solid layout and strong potential. Located in close proximity to shopping, major highways, schools, and restaurants, this property delivers convenience and opportunity in a desirable White Township setting.

17. 2026-01-23
    price $75,000 562-char remark

    Show marketing remark (562 chars)

    This 2-story frame home sits on a spacious double lot, offering great outdoor space and flexible parking with easy access from 26th Street. Featuring 2 bedrooms and 1 full bath, the property provides plenty of room to customize—ideal for a first-time homebuyer, investor, or anyone seeking rental income. The home does need some TLC, but it offers a solid layout and strong potential. Located in close proximity to shopping, major highways, schools, and restaurants, this property delivers convenience and opportunity in a desirable White Township setting.

18. 2025-12-27
    price $80,000 562-char remark

    Show marketing remark (562 chars)

    This 2-story frame home sits on a spacious double lot, offering great outdoor space and flexible parking with easy access from 26th Street. Featuring 2 bedrooms and 1 full bath, the property provides plenty of room to customize—ideal for a first-time homebuyer, investor, or anyone seeking rental income. The home does need some TLC, but it offers a solid layout and strong potential. Located in close proximity to shopping, major highways, schools, and restaurants, this property delivers convenience and opportunity in a desirable White Township setting.

19. 2025-11-26
    listed $85,000 Active 562-char remark

    Show marketing remark (562 chars)

    This 2-story frame home sits on a spacious double lot, offering great outdoor space and flexible parking with easy access from 26th Street. Featuring 2 bedrooms and 1 full bath, the property provides plenty of room to customize—ideal for a first-time homebuyer, investor, or anyone seeking rental income. The home does need some TLC, but it offers a solid layout and strong potential. Located in close proximity to shopping, major highways, schools, and restaurants, this property delivers convenience and opportunity in a desirable White Township setting.

20. 2019-07-18
    historical Expired
21. 2019-05-20
    listed $48,000 Active
22. 2019-05-20
    historical Expired
23. 2018-07-26
    price $48,500
24. 2018-07-17
    price $49,000
25. 2018-06-22
    price $50,000
26. 2018-06-08
    price $55,000
27. 2018-06-04
    price $60,000
28. 2018-05-22
    listed $65,000 Active
29. 1995-02-24
    soldstatus $41,000
30. 1995-02-24
    soldstatus $41,000
31. 1994-08-03
    listed $42,000
32. 1974-07-01
    soldstatus $18,900
33. 1972-12-01
    soldstatus $14,000

ⓘ 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: $1,578 · $132/mo
• Projected year-2 tax: $1,578 · $132/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 ≥97°F today · 17 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: $14,263
• − Mortgage interest: −$3,361
• − Property taxes: −$1,578
• − Insurance: −$300
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$1,745
• Taxable income: $4,996
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $4,414/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

• 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

+400.0% since first listed

18 events — show timeline

• 2026-04-13 Price Changed $70,000 West Penn MLS
• 2026-01-23 Price Changed $75,000 West Penn MLS
• 2025-12-27 Price Changed $80,000 West Penn MLS
• 2025-11-26 Listed $85,000 West Penn MLS
• 2019-07-18 Delisted — West Penn MLS
• 2019-05-20 Delisted — West Penn MLS
• 2019-05-20 Listed $48,000 West Penn MLS
• 2018-07-26 Price Changed $48,500 West Penn MLS
• 2018-07-17 Price Changed $49,000 West Penn MLS
• 2018-06-22 Price Changed $50,000 West Penn MLS
• 2018-06-08 Price Changed $55,000 West Penn MLS
• 2018-06-04 Price Changed $60,000 West Penn MLS
• 2018-05-22 Listed $65,000 West Penn MLS
• 1995-02-24 Sold (Public Records) $41,000 Public Records
• 1995-02-24 Sold (MLS) $41,000 West Penn MLS
• 1994-08-03 Listed $42,000 West Penn MLS
• 1974-07-01 Sold (Public Records) $18,900 Public Records
• 1972-12-01 Sold (Public Records) $14,000 Public Records

Property tax history

-0.1%/yr

Latest (2026): $1,578 · +0.0% YoY. Source: county tax records.