1702 Mcminn St · Aliquippa, PA 15001

$200,000

4 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 59 Days on market

Built 1924 3,049 sqft lot Est $148k · 36% over

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Why this score? — see what drove the F 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 +8.9/30.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated duplex with both units being rented. 4BR/2BA unit renting for $1350 and 2BR/1BA renting for $1050. Tenants pay all utilities except sewage.

Key facts

• 3,049 sq ft lot
• Garage
• Built 1924

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (31.0% below list).
• Recommended offer: $138k (31.0% below list) — sets the bar for 1% rule.

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 59 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $200k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,947 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.69% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $147,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Boundary St	0.12mi	3/1.5 (-1)	1,452 (+4%)	5mo	$153,000	$105	76
913 16th St	0.13mi	3/2.0 (-1)	1,320 (-5%)	2mo	$139,900	$106	75
1820 Mcminn St	0.15mi	4/2.0	1,488 (+7%)	5mo	$143,000	$96	74
1307 Mcminn St	0.34mi	4/1.5	1,352 (-3%)	4mo	$130,000	$96	73
2014 Mclean St	0.39mi	3/1.0 (-1)	1,354 (-3%)	1mo	$115,000	$85	71
1709 Boundary St	0.07mi	3/1.5 (-1)	1,256 (-10%)	3mo	$171,500	$137	70
608 Grand Ave	0.52mi	3/1.5 (-1)	1,408 (+1%)	1mo	$165,000	$117	66
1814 Filmore St	0.44mi	3/2.0 (-1)	1,296 (-7%)	1mo	$245,000	$189	58
1106 Wade St	0.61mi	3/1.5 (-1)	1,352 (-3%)	5mo	$130,000	$96	56
1211 Davidson St	0.43mi	3/1.5 (-1)	1,538 (+10%)	2mo	$115,000	$75	54
2202 Mcminn St	0.44mi	3/2.0 (-1)	1,256 (-10%)	4mo	$179,000	$143	50
141 Beech St	0.73mi	3/2.5 (-1)	1,497 (+8%)	2mo	$249,000	$166	40

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-43,984
• Equity at exit: $29,821

10-year hold

• IRR: -20.1%
• Equity multiple: -0.02×
• Total profit: $-56,951
• Equity at exit: $17,292

Cash invested: $56,000 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-160

Break-even live

Break-even rent $1,582

Max offer price $171,683

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-104	+0% $-160	+5% $-217	+10% $-274
Rent	-10% $-269	-5% $-215	+0% $-160	+5% $-106	+10% $-51
Rate	-1.0pp $-60	-0.5pp $-109	base $-160	+0.5pp $-212	+1.0pp $-265

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Polk St Aliquippa, PA	3.0	1.0	1124	$1,045	$0.93	2d	1	0.34mi
1108 Main St Aliquippa, PA	3.0	1.0	1352	$1,299	$0.96	2d	1	0.61mi
629 Highland Ave Aliquippa, PA	3.0	1.0	1468	$700	$0.48	44d	1	1.22mi

Listing history 22 events

1. 2026-06-18
   days on market $200,000 Active 59 DOM
2. 2026-06-17
   days on market $200,000 Active 58 DOM
3. 2026-06-16
   days on market $200,000 Active 57 DOM
4. 2026-06-15
   days on market $200,000 Active 56 DOM
5. 2026-06-13
   days on market $200,000 Active 54 DOM
6. 2026-06-09
   days on market $200,000 Active 50 DOM
7. 2026-06-08
   days on market $200,000 Active 49 DOM
8. 2026-06-07
   days on market $200,000 Active 48 DOM
9. 2026-06-03
   days on market $200,000 Active 44 DOM
10. 2026-06-02
    days on market $200,000 Active 43 DOM
11. 2026-06-01
    days on market $200,000 Active 42 DOM
12. 2026-05-31
    days on market $200,000 Active 41 DOM
13. 2026-04-20
    listed $200,000 Active 150-char remark

    Show marketing remark (150 chars)

    Renovated duplex with both units being rented. 4BR/2BA unit renting for $1350 and 2BR/1BA renting for $1050. Tenants pay all utilities except sewage.

14. 2026-04-07
    listed $200,000 Active 70-char remark

    Show marketing remark (70 chars)

    GREAT INVESTMENT DUPLEX IN THE HEART OF ALIQUIPPA - TOTALLY RENOVATED!

15. 2026-04-07
    listed $200,000 Active

    Show marketing remark (70 chars)

    GREAT INVESTMENT DUPLEX IN THE HEART OF ALIQUIPPA - TOTALLY RENOVATED!

16. 2024-11-06
    soldstatus $60,000
17. 2012-08-10
    soldstatus $20,000
18. 2012-02-02
    soldstatus $20,000
19. 2011-03-29
    soldstatus $10,000
20. 2011-03-25
    price $29,000
21. 2011-03-25
    soldstatus $10,000
22. 2011-01-10
    listed $10,000

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$872/yr (+$73/mo · 61.7%)

ⓘ 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 ≥96°F today · 18 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: $16,554
• − Mortgage interest: −$11,203
• − Property taxes: −$1,415
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$5,818
• Taxable loss: −$5,531
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $-596/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

+1900.0% since first listed

10 events — show timeline

• 2026-04-20 Listed $200,000 West Penn MLS
• 2026-04-07 Listed $200,000 West Penn MLS
• 2026-04-07 Listed $200,000 West Penn MLS
• 2024-11-06 Sold (Public Records) $60,000 Public Records
• 2012-08-10 Sold (Public Records) $20,000 Public Records
• 2012-02-02 Sold (Public Records) $20,000 Public Records
• 2011-03-29 Sold (Public Records) $10,000 Public Records
• 2011-03-25 Sold (MLS) $10,000 West Penn MLS
• 2011-03-25 Price Changed $29,000 West Penn MLS
• 2011-01-10 Listed $10,000 West Penn MLS

Property tax history

-0.9%/yr

Latest (2026): $1,415 · -1.2% YoY. Source: county tax records.