3988 Jordan St · South Heights, PA 15081

$110,000

5 bd · 2.0 ba · 2,496 sqft · MultiFamily public records · 20 Days on market

Built 1910 8,712 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 +25.1/30.0
• Appreciation +8.7/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Fully vacant duplex ready for its next owner! A great opportunity for investors or owner-occupants to set their own rents and build equity. Features include off-street parking, a spacious lot, basement storage, and separate living spaces. Conveniently located with easy access to major roadways, shopping, dining, and Pittsburgh International Airport. Bring your vision and unlock this property's potential!

Key facts

• Spacious lot
• Basement storage
• Off-street parking

Tags

• OFF-STREET PARKING
• SPACIOUS LOT
• BASEMENT STORAGE
• SEPARATE LIVING SPACES
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Four parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Property is a resale

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.2% in South Heights — 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 77/100 on livability (#368 in PA, #3,206 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, health & safety F.
• Ambridge Area SD (suburban): math 23% / reading 48% proficiency, ranked #408 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($761 loan paydown + $8k appreciation (7.4% local appreciation)).
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.23% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.84×
• Total profit: $56,552
• Equity at exit: $79,020

10-year hold

• IRR: 23.8%
• Equity multiple: 5.96×
• Total profit: $152,745
• Equity at exit: $152,702

Cash invested: $30,800 (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 15081

• Home prices YoY: 1.9%
• Active inventory: 4
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $243

Break-even live

Break-even rent $1,051

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $305	-5% $274	+0% $243	+5% $211	+10% $180
Rent	-10% $135	-5% $189	+0% $243	+5% $296	+10% $350
Rate	-1.0pp $298	-0.5pp $271	base $243	+0.5pp $214	+1.0pp $185

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $110,000 Active 20 DOM
2. 2026-06-18
   days on market $110,000 Active 17 DOM
3. 2026-06-17
   days on market $110,000 Active 16 DOM
4. 2026-06-16
   pricedays on market $110,000 Active 15 DOM
5. 2026-06-15
   days on market $150,000 Active 14 DOM
6. 2026-06-13
   days on market $150,000 Active 12 DOM
7. 2026-06-13
   days on market $150,000 Active 11 DOM
8. 2026-06-10
   price $150,000 Active 8 DOM
9. 2026-06-09
   days on market $155,000 Active 8 DOM
10. 2026-06-08
    days on market $155,000 Active 7 DOM
11. 2026-06-07
    days on market $155,000 Active 6 DOM
12. 2026-06-03
    days on market $155,000 Active 2 DOM
13. 2026-06-02
    remarks 407-char remark
14. 2026-06-02
    listed $155,000 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: $2,491 · $208/mo
• Projected year-2 tax: $2,491 · $208/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 · 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: $16,296
• − Mortgage interest: −$6,162
• − Property taxes: −$2,491
• − Insurance: −$550
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,200
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,603/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: Ambridge Area SD
• NCES district ID: 4202440
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $49,514
• Composite: 30.62/100
• National rank: #6190
• State rank: #408 of 539 in PA

Livability — South Heights

• Score: 77/100
• State rank: #368
• US rank: #3206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Heights, PA
• City population: 343
• Population (ZIP): 343

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 (86%)
• Race & ethnicity: White 86% Two or more races 11% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 9% Lithuanian 5% Scotch-Irish 4%
• Foreign-born: 1% · Canada

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: ▲ 7.39%
• Current HPI: 403.599
• 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

+384.4% since first listed

3 events — show timeline

• 2026-06-01 Listed $155,000 West Penn MLS
• 2007-04-20 Sold (Public Records) $115,000 Public Records
• 1985-09-27 Sold (Public Records) $32,000 Public Records

Property tax history

-0.5%/yr

Latest (2026): $2,491 · +0.0% YoY. Source: county tax records.