270 15th St · Ambridge, PA 15003

$325,000

10 bd · 5.0 ba · 4,480 sqft · MultiFamily public records · 47 Days on market

Built 1824 4,356 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. 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 MLS

5 Units totally occupied. 3- 2 Br units currently rented and have separate utilities they pay for. There are 2 -1 BR units are rented and utilities are included. Coin operated washer and dryer in the basement are included as well as most appliances in all the units. The building is located in the desirable Ambridge Historic District.

Key facts

• 4,356 sq ft lot
• Built 1824
• Listed 47 days

Property features AI

Finance

• Financial info: Annual gross income reported: $47,376

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-family property
• Construction: Aluminum siding; Composition roof
• Exterior features: Lot dimensions approximately 62 x 70; Lot area about 0.1 acres; Zoned for multi-family use

Interior

• Interior features: Basement present; Gross annual income reported for the multi-unit: $47,376; Property is part of a 5-unit community

What this means for you Summary

Snapshot

• This is a 10-bed/5.0-bath multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 6.6% in Ambridge — 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 78/100 on livability (#293 in PA, #2,594 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, employment D+, crime 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: 58 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• At $4,999/mo this rent would consume 101% of the median local household income ($60k/yr) (locally 397% 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $325k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1824 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1824 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.54% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (median comp): $103,176
• List price: $325,000
• Delta: 215.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $64,295
• Equity at exit: $48,459

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $206,573
• Equity at exit: $28,100

Cash invested: $91,000 (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 15003

• Home prices YoY: -15.7%
• Active inventory: 58
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $4,999 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,836

Break-even live

Break-even rent $2,674

Max offer price $325,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$5,000
Total (5 units)			$4,999

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   statusdays on market $325,000 Pending 47 DOM
2. 2026-06-13
   days on market $325,000 Active 46 DOM
3. 2026-06-13
   days on market $325,000 Active 45 DOM
4. 2026-06-09
   days on market $325,000 Active 42 DOM
5. 2026-06-08
   days on market $325,000 Active 41 DOM
6. 2026-06-07
   days on market $325,000 Active 40 DOM
7. 2026-06-03
   days on market $325,000 Active 36 DOM
8. 2026-06-02
   days on market $325,000 Active 35 DOM
9. 2026-06-01
   days on market $325,000 Active 34 DOM
10. 2026-05-31
    days on market $325,000 Active 33 DOM
11. 2026-04-28
    listed $345,000 Active 428-char remark
12. 2023-12-05
    soldstatus $210,000
13. 2019-11-21
    soldstatus $123,000 Sold 337-char remark

    Show marketing remark (337 chars)

    5 Units totally occupied. 3- 2 Br units currently rented and have separate utilities they pay for. There are 2 -1 BR units are rented and utilities are included. Coin operated washer and dryer in the basement are included as well as most appliances in all the units. The building is located in the desirable Ambridge Historic District.

14. 2019-07-20
    historical Contingent 337-char remark

    Show marketing remark (337 chars)

    5 Units totally occupied. 3- 2 Br units currently rented and have separate utilities they pay for. There are 2 -1 BR units are rented and utilities are included. Coin operated washer and dryer in the basement are included as well as most appliances in all the units. The building is located in the desirable Ambridge Historic District.

15. 2019-07-15
    listed $129,900 Active 337-char remark

    Show marketing remark (337 chars)

    5 Units totally occupied. 3- 2 Br units currently rented and have separate utilities they pay for. There are 2 -1 BR units are rented and utilities are included. Coin operated washer and dryer in the basement are included as well as most appliances in all the units. The building is located in the desirable Ambridge Historic District.

ⓘ 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: $3,276 · $273/mo
• Projected year-2 tax: $4,205 · $350/mo
• Expected delta: +$930/yr (+$77/mo · 28.4%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,988
• − Mortgage interest: −$18,205
• − Property taxes: −$3,276
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,799
• − Management: −$4,799
• − Depreciation: −$9,455
• Taxable income: $17,829
• Est. tax owed @ 24.0%: −$4,279
• After-tax cash flow: $17,759/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 — Ambridge

• Score: 78/100
• State rank: #293
• US rank: #2594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ambridge, PA
• County: Beaver County · 116,001 people
• City population: 11,387
• Metro: Pittsburgh, PA
• Population (ZIP): 11,387
• Household income: $59,550
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 397.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Black 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -46.42%
• Current HPI: 249.8525
• 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

+150.2% since first listed

7 events — show timeline

• 2026-06-14 Pending — West Penn MLS
• 2026-05-27 Price Changed $325,000 West Penn MLS
• 2026-04-28 Listed $345,000 West Penn MLS
• 2023-12-05 Sold (Public Records) $210,000 Public Records
• 2019-11-21 Sold (MLS) $123,000 West Penn MLS
• 2019-07-20 Contingent — West Penn MLS
• 2019-07-15 Listed $129,900 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $3,276 · +2.2% YoY. Source: county tax records.