416 Beaver Ave · Aliquippa, PA 15001

$29,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 34 Days on market

Built 1910 2,613 sqft lot $29/sqft · 58% below area

---

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 +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment or rental potential with this estate property. Off street parking from the alley.

Key facts

• Off street parking
• 2,613 sq ft lot
• 2 parking spots

Tags

• OFF STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Exterior features: 25 x 110 lot dimensions

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two bedrooms located on the upper level
• Bathrooms: One full bathroom
• Interior features: Full basement with interior entry; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.4% vs local median 6.0% 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.
• Market conditions: Rents rising (+2.0%/yr); 130 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 18% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 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 + 2.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $29k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.65% ✓
• Cap rate: 31.45%
• Cash-on-cash: 89.84%
• DSCR: 5.00
• GRM: 2.3

CMA / ARV

• ARV (median comp): $65,463
• List price: $29,000
• Delta: -55.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Beaver Ave	0.08mi	2/1.0	1,036 (+3%)	17mo	$78,500	$76	78
402 Beaver Ave	0.03mi	2/1.5	1,152 (+14%)	5mo	$129,900	$113	68
503 5th St	0.07mi	2/1.0	1,080 (+7%)	20mo	$43,000	$40	68
326 1/2 Erie St	0.14mi	3/2.0 (+1)	1,125 (+12%)	7mo	$18,000	$16	59
413 River Ave	0.08mi	3/1.5 (+1)	858 (-15%)	10mo	$92,700	$108	57
509 Beaver Ave	0.07mi	2/2.0	1,152 (+14%)	21mo	$35,780	$31	51
536 Dippold Ave	0.74mi	3/1.0 (+1)	1,120 (+11%)	23mo	$180,000	$161	23
259 Wayne St	0.73mi	3/2.0 (+1)	864 (-14%)	24mo	$162,500	$188	13

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: 89.4%
• Equity multiple: 5.07×
• Total profit: $33,050
• Equity at exit: $4,324

10-year hold

• IRR: 92.2%
• Equity multiple: 10.20×
• Total profit: $74,736
• Equity at exit: $2,507

Cash invested: $8,120 (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: 130
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $608

Break-even live

Break-even rent $289

Max offer price $29,000

Occupancy floor 38%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
946 Carle St Unit 5 Baden, PA	1.0	1.0	700	$795	$1.14	1d	1	1.21mi
25 Mount Vernon Dr Aliquippa, PA	2.0	1.0	775	$775	$1.00	12d	1	1.23mi
190 Economy St Aliquippa, PA	2.0	1.0	1285	$1,200	$0.93	1d	1	1.33mi

Listing history 14 events

1. 2026-06-18
   days on market $29,000 Active 34 DOM
2. 2026-06-17
   days on market $29,000 Active 33 DOM
3. 2026-06-16
   days on market $29,000 Active 32 DOM
4. 2026-06-15
   days on market $29,000 Active 31 DOM
5. 2026-06-13
   pricedays on market $29,000 Active 29 DOM
6. 2026-06-09
   days on market $33,000 Active 25 DOM
7. 2026-06-08
   days on market $33,000 Active 24 DOM
8. 2026-06-07
   days on market $33,000 Active 23 DOM
9. 2026-06-03
   days on market $33,000 Active 19 DOM
10. 2026-06-02
    days on market $33,000 Active 18 DOM
11. 2026-06-01
    days on market $33,000 Active 17 DOM
12. 2026-05-31
    days on market $33,000 Active 16 DOM
13. 2026-05-15
    listed $33,000 Active 92-char remark
14. 1980-12-01
    soldstatus $12,000

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $769 · $64/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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 19 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: $12,701
• − Mortgage interest: −$1,624
• − Property taxes: −$769
• − Insurance: −$145
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$844
• Taxable income: $7,287
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $5,546/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

+141.7% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $29,000 West Penn MLS
• 2026-05-15 Listed $33,000 West Penn MLS
• 1980-12-01 Sold (Public Records) $12,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $769 · -1.0% YoY. Source: county tax records.