418 Ambridge Ave · Ambridge Heights, PA 15003

$99,900

6 bd · 2.0 ba · 2,432 sqft · MultiFamily public records · 29 Days on market

Built 1920 0.27 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 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

Investment opportunity in the desirable Quaker Valley school district! This home is down to the studs, creating a blank canvas to be designed to your liking. Previously used as a duplex, the property is currently framed to serve as a single family residence. The layout is structured to accompany 3 bedrooms and 3 full bathrooms, however this can be re-customized. Finish this property to make it your new home or transform this back into a duplex to generate rental income. Endless possibilities reside here!

Key facts

• Structured layout
• Currently framed
• 0.27 acre lot

Tags

• QUAKER VALLEY SCHOOL DISTRICT
• PREVIOUSLY USED AS A DUPLEX
• CURRENTLY FRAMED
• STRUCTURED LAYOUT

Property features AI

Finance

• Financial info: Annual taxes reported: $2,320

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Built prior to current listing (year not provided)
• Exterior features: Lot approximately 0.27 acres

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Quaker Valley SD (suburban): math 61% / reading 82% proficiency, ranked #19 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 59 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $100k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.46% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $5,670
• Equity at exit: $14,895

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $33,356
• Equity at exit: $8,638

Cash invested: $27,972 (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 15003

• Home prices YoY: -15.7%
• Active inventory: 59
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $342

Break-even live

Break-even rent $1,031

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $398	-5% $370	+0% $342	+5% $313	+10% $285
Rent	-10% $226	-5% $284	+0% $342	+5% $399	+10% $457
Rate	-1.0pp $392	-0.5pp $367	base $342	+0.5pp $316	+1.0pp $289

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $99,900 Active 29 DOM
2. 2026-06-18
   days on market $99,900 Active 26 DOM
3. 2026-06-17
   days on market $99,900 Active 25 DOM
4. 2026-06-16
   days on market $99,900 Active 24 DOM
5. 2026-06-15
   days on market $99,900 Active 23 DOM
6. 2026-06-13
   days on market $99,900 Active 21 DOM
7. 2026-06-09
   days on market $99,900 Active 17 DOM
8. 2026-06-08
   days on market $99,900 Active 16 DOM
9. 2026-06-07
   days on market $99,900 Active 15 DOM
10. 2026-06-03
    days on market $99,900 Active 11 DOM
11. 2026-06-02
    days on market $99,900 Active 10 DOM
12. 2026-06-01
    days on market $99,900 Active 9 DOM
13. 2026-05-31
    days on market $99,900 Active 8 DOM
14. 2026-05-22
    listed $99,900 Active
15. 1986-12-09
    soldstatus $22,600

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $17,560
• − Mortgage interest: −$5,596
• − Property taxes: −$2,320
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,906
• Taxable income: $2,762
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $3,437/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: Quaker Valley SD
• NCES district ID: 4219860
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $70,633
• Composite: 62.5/100
• National rank: #686
• State rank: #19 of 539 in PA

Livability — Ambridge Heights

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 11,387
• Household income: $59,550
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 397.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Black 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.42%
• Current HPI: 249.8525
• 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

+342.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $99,900 West Penn MLS
• 1986-12-09 Sold (Public Records) $22,600 Public Records

Property tax history

+2.3%/yr

Latest (2026): $2,320 · +2.3% YoY. Source: county tax records.