910 9th Ave · Beaver Falls, PA 15010

$62,500

3 bd · 1.0 ba · 1,483 sqft · SingleFamily public records · 88 Days on market

Built 1900 3,049 sqft lot $42/sqft · 11% below area Est $70k · 11% under

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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
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 spacious home offers three comfortable bedrooms and one and a half bathrooms, providing practical living space for daily needs. A convenient first floor laundry/powder room combination adds to the home's functionality, eliminating the need to carry loads up and downstairs. The residence combines traditional charm with functional design, creating an inviting atmosphere throughout. This property represents an excellent opportunity for buyers looking to put in a small amount of sweat equity with a few cosmetic touches to make this timeless style shine.

Key facts

• First floor laundry
• Powder room
• 3,049 sq ft lot

Tags

• FIRST FLOOR LAUNDRY
• POWDER ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 7.6% 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.
• Zoned schools: Central El Sch (math 12% / reading 37%, grade F, #1,180 of 1,518 statewide, top 80%, 497 students, 100% FRL); Beaver Falls Ms (math 6% / reading 32%, grade F, #447 of 512 statewide, top 88%, 384 students, 100% FRL); Beaver Falls Area Shs (math 32%, 469 students, 89% FRL) — zoned schools average 96% FRL vs 66% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $432 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $27k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1900 — 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 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?
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: 2.09% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.17%
• DSCR: 2.74
• GRM: 4.0

CMA / ARV

• ARV (median comp): $70,197
• List price: $62,500
• Delta: -10.97%
• 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
812 2nd Ave	0.35mi	3/2.0	1,496 (+1%)	6mo	$22,000	$15	73
426 15th Ave	0.48mi	4/1.0 (+1)	1,546 (+4%)	1mo	$190,000	$123	64
203 Short 10th St	0.47mi	3/1.0	1,594 (+8%)	4mo	$30,000	$19	62
1815 4th Ave	0.67mi	3/2.0	1,504 (+1%)	7mo	$75,000	$50	56
1011 5th St	0.75mi	3/2.0	1,533 (+3%)	2mo	$132,000	$86	54
1602 Ross Hill Rd	0.66mi	2/1.5 (-1)	1,565 (+6%)	9mo	$146,000	$93	46
301 15th Ave	0.59mi	2/2.0 (-1)	1,598 (+8%)	7mo	$200,000	$125	45
522 18th Ave	0.58mi	3/2.0	1,306 (-12%)	6mo	$125,000	$96	44
1424 4th Ave	0.51mi	4/2.0 (+1)	1,665 (+12%)	3mo	$18,000	$11	44
516 17th St	0.58mi	3/3.0	1,332 (-10%)	6mo	$35,000	$26	44
425 18th Ave	0.64mi	3/3.0	1,647 (+11%)	7mo	$327,000	$199	38
1727 16th St	0.68mi	3/2.0	1,286 (-13%)	6mo	$150,000	$117	37

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: 35.5%
• Equity multiple: 2.51×
• Total profit: $26,386
• Equity at exit: $9,319

10-year hold

• IRR: 42.3%
• Equity multiple: 5.02×
• Total profit: $70,353
• Equity at exit: $5,404

Cash invested: $17,500 (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: 147
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$328
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $571

Break-even live

Break-even rent $580

Max offer price $62,500

Occupancy floor 51%

Sensitivity live

Price	-10% $607	-5% $589	+0% $571	+5% $554	+10% $536
Rent	-10% $468	-5% $520	+0% $571	+5% $623	+10% $674
Rate	-1.0pp $603	-0.5pp $587	base $571	+0.5pp $555	+1.0pp $539

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	3d	1	0.59mi
1613 4th Ave Beaver Falls, PA	2.0	1.0	1016	$1,200	$1.18	3d	1	0.61mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	14d	1	0.66mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	16d	1	0.79mi
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	19d	1	1.23mi

Listing history 29 events

1. 2026-06-21
   days on market $62,500 Active 88 DOM
2. 2026-06-18
   days on market $62,500 Active 85 DOM
3. 2026-06-17
   days on market $62,500 Active 84 DOM
4. 2026-06-16
   pricedays on market $62,500 Active 83 DOM
5. 2026-06-15
   days on market $69,900 Active 82 DOM
6. 2026-06-13
   days on market $69,900 Active 80 DOM
7. 2026-06-13
   days on market $69,900 Active 79 DOM
8. 2026-06-09
   days on market $69,900 Active 76 DOM
9. 2026-06-08
   days on market $69,900 Active 75 DOM
10. 2026-06-07
    days on market $69,900 Active 74 DOM
11. 2026-06-05
    days on market $69,900 Active 71 DOM
12. 2026-06-03
    days on market $69,900 Active 70 DOM
13. 2026-06-02
    days on market $69,900 Active 69 DOM
14. 2026-06-01
    days on market $69,900 Active 68 DOM
15. 2026-05-31
    days on market $69,900 Active 67 DOM
16. 2026-04-21
    price $79,900 560-char remark

    Show marketing remark (560 chars)

    This spacious home offers three comfortable bedrooms and one and a half bathrooms, providing practical living space for daily needs. A convenient first floor laundry/powder room combination adds to the home's functionality, eliminating the need to carry loads up and downstairs. The residence combines traditional charm with functional design, creating an inviting atmosphere throughout. This property represents an excellent opportunity for buyers looking to put in a small amount of sweat equity with a few cosmetic touches to make this timeless style shine.

17. 2026-03-23
    listed $89,900 Active 560-char remark

    Show marketing remark (560 chars)

    This spacious home offers three comfortable bedrooms and one and a half bathrooms, providing practical living space for daily needs. A convenient first floor laundry/powder room combination adds to the home's functionality, eliminating the need to carry loads up and downstairs. The residence combines traditional charm with functional design, creating an inviting atmosphere throughout. This property represents an excellent opportunity for buyers looking to put in a small amount of sweat equity with a few cosmetic touches to make this timeless style shine.

18. 2022-05-18
    soldstatus $112,000
19. 2022-05-17
    status Pending 978-char remark

    Show marketing remark (978 chars)

    It's said "Like fine wine, you get better with time!" Much like this home, built in the 1900s, you'll find this 3 bedroom, 1.5 bath home has gotten better over time! Nice updates, fresh paint and new flooring throughout. Kitchen is complete with refrigerator, electric stove, dishwasher, and addt'l countertop/breakfast bar. You'll find the powder room/laundry room combo (with washer/dryer hookups) conveniently located on the main level just off the kitchen. Kitchen is open to the bright & spacious living and dining rooms which are sure to suit your living and entertaining needs. Bedrooms on upper level with main bathroom and access to large, unfinished attic. Enjoy a beautiful day on your big front porch or a barbeque out back! Small, manageable yard space and parking pad in back of home as well as off-street parking in front. Close to progressive, downtown Beaver Falls, local restaurants, colleges, schools. Mins from Rt 65 . Home Warranty included.

20. 2022-05-17
    soldstatus $112,000 Closed 978-char remark

    Show marketing remark (978 chars)

    It's said "Like fine wine, you get better with time!" Much like this home, built in the 1900s, you'll find this 3 bedroom, 1.5 bath home has gotten better over time! Nice updates, fresh paint and new flooring throughout. Kitchen is complete with refrigerator, electric stove, dishwasher, and addt'l countertop/breakfast bar. You'll find the powder room/laundry room combo (with washer/dryer hookups) conveniently located on the main level just off the kitchen. Kitchen is open to the bright & spacious living and dining rooms which are sure to suit your living and entertaining needs. Bedrooms on upper level with main bathroom and access to large, unfinished attic. Enjoy a beautiful day on your big front porch or a barbeque out back! Small, manageable yard space and parking pad in back of home as well as off-street parking in front. Close to progressive, downtown Beaver Falls, local restaurants, colleges, schools. Mins from Rt 65 . Home Warranty included.

21. 2022-04-14
    historical Contingent 978-char remark

    Show marketing remark (978 chars)

    It's said "Like fine wine, you get better with time!" Much like this home, built in the 1900s, you'll find this 3 bedroom, 1.5 bath home has gotten better over time! Nice updates, fresh paint and new flooring throughout. Kitchen is complete with refrigerator, electric stove, dishwasher, and addt'l countertop/breakfast bar. You'll find the powder room/laundry room combo (with washer/dryer hookups) conveniently located on the main level just off the kitchen. Kitchen is open to the bright & spacious living and dining rooms which are sure to suit your living and entertaining needs. Bedrooms on upper level with main bathroom and access to large, unfinished attic. Enjoy a beautiful day on your big front porch or a barbeque out back! Small, manageable yard space and parking pad in back of home as well as off-street parking in front. Close to progressive, downtown Beaver Falls, local restaurants, colleges, schools. Mins from Rt 65 . Home Warranty included.

22. 2022-04-07
    status Active 978-char remark

    Show marketing remark (978 chars)

    It's said "Like fine wine, you get better with time!" Much like this home, built in the 1900s, you'll find this 3 bedroom, 1.5 bath home has gotten better over time! Nice updates, fresh paint and new flooring throughout. Kitchen is complete with refrigerator, electric stove, dishwasher, and addt'l countertop/breakfast bar. You'll find the powder room/laundry room combo (with washer/dryer hookups) conveniently located on the main level just off the kitchen. Kitchen is open to the bright & spacious living and dining rooms which are sure to suit your living and entertaining needs. Bedrooms on upper level with main bathroom and access to large, unfinished attic. Enjoy a beautiful day on your big front porch or a barbeque out back! Small, manageable yard space and parking pad in back of home as well as off-street parking in front. Close to progressive, downtown Beaver Falls, local restaurants, colleges, schools. Mins from Rt 65 . Home Warranty included.

23. 2022-04-07
    price $109,900 978-char remark

    Show marketing remark (978 chars)

    It's said "Like fine wine, you get better with time!" Much like this home, built in the 1900s, you'll find this 3 bedroom, 1.5 bath home has gotten better over time! Nice updates, fresh paint and new flooring throughout. Kitchen is complete with refrigerator, electric stove, dishwasher, and addt'l countertop/breakfast bar. You'll find the powder room/laundry room combo (with washer/dryer hookups) conveniently located on the main level just off the kitchen. Kitchen is open to the bright & spacious living and dining rooms which are sure to suit your living and entertaining needs. Bedrooms on upper level with main bathroom and access to large, unfinished attic. Enjoy a beautiful day on your big front porch or a barbeque out back! Small, manageable yard space and parking pad in back of home as well as off-street parking in front. Close to progressive, downtown Beaver Falls, local restaurants, colleges, schools. Mins from Rt 65 . Home Warranty included.

24. 2022-03-17
    historical 978-char remark

    Show marketing remark (978 chars)

    It's said "Like fine wine, you get better with time!" Much like this home, built in the 1900s, you'll find this 3 bedroom, 1.5 bath home has gotten better over time! Nice updates, fresh paint and new flooring throughout. Kitchen is complete with refrigerator, electric stove, dishwasher, and addt'l countertop/breakfast bar. You'll find the powder room/laundry room combo (with washer/dryer hookups) conveniently located on the main level just off the kitchen. Kitchen is open to the bright & spacious living and dining rooms which are sure to suit your living and entertaining needs. Bedrooms on upper level with main bathroom and access to large, unfinished attic. Enjoy a beautiful day on your big front porch or a barbeque out back! Small, manageable yard space and parking pad in back of home as well as off-street parking in front. Close to progressive, downtown Beaver Falls, local restaurants, colleges, schools. Mins from Rt 65 . Home Warranty included.

25. 2022-03-04
    listed $115,000 Active 978-char remark

    Show marketing remark (978 chars)

    It's said "Like fine wine, you get better with time!" Much like this home, built in the 1900s, you'll find this 3 bedroom, 1.5 bath home has gotten better over time! Nice updates, fresh paint and new flooring throughout. Kitchen is complete with refrigerator, electric stove, dishwasher, and addt'l countertop/breakfast bar. You'll find the powder room/laundry room combo (with washer/dryer hookups) conveniently located on the main level just off the kitchen. Kitchen is open to the bright & spacious living and dining rooms which are sure to suit your living and entertaining needs. Bedrooms on upper level with main bathroom and access to large, unfinished attic. Enjoy a beautiful day on your big front porch or a barbeque out back! Small, manageable yard space and parking pad in back of home as well as off-street parking in front. Close to progressive, downtown Beaver Falls, local restaurants, colleges, schools. Mins from Rt 65 . Home Warranty included.

26. 2021-02-27
    listed $129,000 Active
27. 2021-02-27
    price $129,000
28. 2021-01-29
    historical $135,000
29. 2004-11-09
    soldstatus $16,000

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $1,255 · $105/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 ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,641
• − Mortgage interest: −$3,501
• − Property taxes: −$1,255
• − Insurance: −$312
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$1,818
• Taxable income: $6,252
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,355/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

• Census place: Beaver Falls, PA
• 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

+399.4% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $79,900 West Penn MLS
• 2026-03-23 Listed $89,900 West Penn MLS
• 2022-05-18 Sold (Public Records) $112,000 Public Records
• 2022-05-17 Pending — West Penn MLS
• 2022-05-17 Sold (MLS) $112,000 West Penn MLS
• 2022-04-14 Contingent — West Penn MLS
• 2022-04-07 Relisted — West Penn MLS
• 2022-04-07 Price Changed $109,900 West Penn MLS
• 2022-03-17 Delisted — West Penn MLS
• 2022-03-04 Listed $115,000 West Penn MLS
• 2021-02-27 Listed $129,000 West Penn MLS
• 2021-02-27 Price Changed $129,000 West Penn MLS
• 2021-01-29 Coming Soon $135,000 West Penn MLS
• 2004-11-09 Sold (Public Records) $16,000 Public Records

Property tax history

+0.4%/yr

Latest (2026): $1,255 · +0.0% YoY. Source: county tax records.