580 4th Ave · Freedom, PA 15042

$79,900

3 bd · 2.0 ba · 2,285 sqft · MultiFamily public records · 9 Days on market

Built 1900 5,227 sqft lot

---

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 +4.1/5.0
• Schools +3.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This 3-story home was built in the early 1900's and features 4 bedrooms, 2 full baths, and 3 fireplaces. There is a spacious kitchen, large dining room, and a classic Jack-and Jill staircase that leads to both the foyer and kitchen. Used as a duplex at one time, the separate furnaces, gas and electric utilities are still in place, so the home offers possibilities for rental income, multi-family living, or a home office. One bedroom was formerly used as a hair salon. The electric has been recently updated, and the home also features newer windows. The huge third floor would make a great game room, TV room, playroom, train layout, or hobby space. Home needs repairs and updating and is being s

Key facts

• Huge third floor
• 5,227 sq ft lot
• 2 parking spots

Tags

• HUGE THIRD FLOOR

Property features AI

Exterior

• Parking: On-street parking; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 3-story home; Vinyl siding; Asphalt roof; Resale condition
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: 60x90 lot; Public transportation nearby

Interior

• Kitchen: Main-level kitchen (13x13)
• Bedrooms: Upper-level bedrooms (three listed plus an additional bedroom): 14x13, 13x12, 11x8, plus an upper 13x13 room; Bonus room on upper level (28x22)
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating
• Interior features: Full basement with walk-out access; Decorative fireplaces (3 total)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads 82/100 on livability (#154 in PA, #1,281 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.35% ✓
• Cap rate: 18.92%
• Cash-on-cash: 45.09%
• DSCR: 3.01
• GRM: 3.5

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: 42.2%
• Equity multiple: 2.82×
• Total profit: $40,674
• Equity at exit: $11,913

10-year hold

• IRR: 48.4%
• Equity multiple: 5.68×
• Total profit: $104,696
• Equity at exit: $6,908

Cash invested: $22,372 (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 15042

• Active inventory: 38
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $841

Break-even live

Break-even rent $813

Max offer price $79,900

Occupancy floor 50%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   statusdays on market $79,900 Pending 9 DOM
2. 2026-06-09
   days on market $79,900 Active 6 DOM
3. 2026-06-08
   days on market $79,900 Active 5 DOM
4. 2026-06-07
   days on market $79,900 Active 4 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $79,900 Active 1 DOM

ⓘ 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 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: $22,519
• − Mortgage interest: −$4,476
• − Property taxes: −$2,275
• − Insurance: −$400
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$2,324
• Taxable income: $9,441
• Est. tax owed @ 24.0%: −$2,266
• After-tax cash flow: $7,821/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — Freedom

• Score: 82/100
• State rank: #154
• US rank: #1281

Category grades

Amenities F Commute A Cost of living A+ Crime A+ Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freedom, PA
• Population (ZIP): 7,859

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% 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: ▼ -156.69%
• Current HPI: 241.6334
• Rent YoY: —
• Metro: —
• 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

+145.8% since first listed

5 events — show timeline

• 2026-06-03 Listed $79,900 West Penn MLS
• 2019-07-03 Sold (Public Records) $64,000 Public Records
• 2012-11-15 Sold (Public Records) $50,000 Public Records
• 1986-03-18 Sold (Public Records) $59,000 Public Records
• 1981-09-01 Sold (Public Records) $32,500 Public Records

Property tax history

+2.3%/yr

Latest (2026): $2,275 · +2.3% YoY. Source: county tax records.