1382 Lincoln Dr · Beaver, PA 15061

$478,000

8 bd · 4.0 ba · 3,528 sqft · MultiFamily public records · 2 Days on market

Built 1970 0.44 ac 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +4.4/5.0
• Rent growth +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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Exceptional 4-unit residential investment opportunity located in the heart of Center Township, Beaver County. This well-maintained income property sits on a generous 0.44-acre lot with a dedicated off-street parking lot — a rare and highly desirable feature for tenants. Each of the four units is identically configured, offering consistent appeal and streamlined management. Strong rental demand in the area supports stable occupancy and reliable cash flow for investors. All units are approx 1100 sqft with 2 bedrooms and 1 full bath, eat-in kitchen, full usable basement, laundry, and covered rear patio. This property is very well maintained, has a great rental history and low 3% vacancy

Key facts

• 0.44 acre lot
• Full usable basement
• Covered rear patio

Tags

• 4 UNIT RESIDENTIAL INVESTMENT
• 0.44 ACRE LOT
• DEDICATED OFF STREET PARKING
• FULL USABLE BASEMENT
• COVERED REAR PATIO

Property features AI

Finance

• Financial info: Gross annual income reported at $55,380; Maintenance expense estimated at $3,500; Insurance expense estimated at $2,100; Vacancy allowance rate of 3%; Unit rents (actual): $1,250, $1,225, $1,110, $1,030

Exterior

• Parking: Off-street parking with capacity for about 8 vehicles
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-family property with 4 total units
• Construction: Brick construction; Composition roof
• Exterior features: Lot roughly 0.44 acres with irregular dimensions (approx. 92 x 110 x 70 x 114 x 185); Zoned MULFA (multi-family)

Interior

• Bedrooms: Four 2-bedroom units
• Bathrooms: Each unit has one full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $478k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive. Per door: $80/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $453k (5.2% below list).
• Recommended offer: $453k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.3% in Beaver — 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 88/100 on livability (#37 in PA, #203 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: employment C-.
• Market conditions: 80 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• At $4,533/mo this rent would consume 75% of the median local household income ($73k/yr) (locally 123% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $478k implies a 422% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $453,300 (5.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.8

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-56,975
• Equity at exit: $71,271

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-23,123
• Equity at exit: $41,329

Cash invested: $133,840 (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 15061

• Home prices YoY: -28.6%
• Active inventory: 80
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $4,533 medium
• Mortgage (P&I): −$2,507
• Tax from tax record: −$499 /mo · $5,985/yr
• Insurance: −$199
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$952
• Net cashflow: $321

Break-even live

Break-even rent $4,127

Max offer price $478,000

Occupancy floor 88%

Sensitivity live

Price	-10% $592	-5% $456	+0% $321	+5% $186	+10% $50
Rent	-10% $-37	-5% $142	+0% $321	+5% $500	+10% $679
Rate	-1.0pp $562	-0.5pp $442	base $321	+0.5pp $197	+1.0pp $71

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,532
Total (4 units)			$4,533

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: $119,500
• Closing costs: $14,340
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-10
   status Pending
2. 2026-05-04
   listed $478,000 Active
3. 1986-12-11
   soldstatus $91,500

ⓘ 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: $5,985 · $499/mo
• Projected year-2 tax: $6,769 · $564/mo
• Expected delta: +$784/yr (+$65/mo · 13.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $54,396
• − Mortgage interest: −$26,775
• − Property taxes: −$5,985
• − Insurance: −$3,056
• − Repairs & maintenance: −$4,352
• − Management: −$4,352
• − Depreciation: −$13,905
• Taxable loss: −$4,030
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $4,818/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)

No district data.

Livability — Beaver

• Score: 88/100
• State rank: #37
• US rank: #203

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Beaver County · 116,001 people
• City population: 15,565
• Metro: Pittsburgh, PA
• Population (ZIP): 12,413
• Household income: $73,010
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 123.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▼ -93.11%
• Current HPI: 232.6703
• 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

+422.4% since first listed

3 events — show timeline

• 2026-05-10 Pending — West Penn MLS
• 2026-05-04 Listed $478,000 West Penn MLS
• 1986-12-11 Sold (Public Records) $91,500 Public Records

Property tax history

+6.6%/yr

Latest (2026): $5,985 · +3.2% YoY. Source: county tax records.