1818 Vanburen St · Aliquippa, PA 15001

$175,000

3 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 62 Days on market

Built 1938 6,534 sqft lot Est $156k · 12% 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 +8.1/30.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0
• ARV discount +2.1/15.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer cosmetic renovations, electric panels newer, hot water couple years old, appliances 1-yr old

Key facts

• Hot water tank
• Appliances
• Recently renovated

Tags

• RECENTLY RENOVATED
• ELECTRIC PANEL
• HOT WATER TANK
• APPLIANCES

Property features AI

Finance

• Financial info: One unit currently rents for $700; One unit currently rents for $1,375

Exterior

• Home design: Multi-family property (2 units)
• Exterior features: Lot approximately 0.15 acres; Zoned for single-family residential (SFR)

Interior

• Bedrooms: One unit with 1 bedroom; One unit with 3 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two separate dwelling units (multi-family property)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.8% below list).
• Recommended offer: $128k (26.8% 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.
• Zoned schools: Aliquippa El Sch (math 2% / reading 15%, grade F, #1,458 of 1,518 statewide, top 96%, 474 students, 86% FRL); Aliquippa Jshs (math 8% / reading 22%, grade F, #407 of 437 statewide, top 94%, 474 students, 88% FRL).
• Market conditions: Rents rising (+2.0%/yr); 127 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $5k 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 62 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $175k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,168 (26.8% 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 62 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $156,369
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1628 Filmore St	0.33mi	3/1.5	1,084 (-2%)	1mo	$174,950	$161	78
1612 Main St	0.32mi	2/1.0 (-1)	1,152 (+4%)	5mo	$89,000	$77	70
1708 Irwin St	0.34mi	3/1.5	1,176 (+6%)	3mo	$90,000	$77	69
2116 Mcminn St	0.33mi	3/1.0	994 (-10%)	1mo	$119,000	$120	67
1709 Boundary St	0.18mi	3/1.5	1,256 (+13%)	3mo	$171,500	$137	65
1631 Mcminn St	0.29mi	2/2.0 (-1)	1,032 (-7%)	2mo	$145,000	$141	64
1741 Filmore St	0.23mi	2/1.0 (-1)	1,248 (+12%)	2mo	$145,000	$116	61
2402 W Main St	0.55mi	4/2.0 (+1)	1,152 (+4%)	1mo	$115,000	$100	58
1719 Pierce St	0.30mi	3/1.5	1,256 (+13%)	5mo	$198,000	$158	57
2202 Mcminn St	0.35mi	3/2.0	1,256 (+13%)	4mo	$179,000	$143	54
126 Chestnut St	0.56mi	3/1.5	1,000 (-10%)	2mo	$170,000	$170	54
185 Division Street, Ext	0.64mi	4/2.0 (+1)	1,210 (+9%)	5mo	$195,000	$161	41

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-40,564
• Equity at exit: $26,093

10-year hold

• IRR: -22.9%
• Equity multiple: -0.11×
• Total profit: $-54,351
• Equity at exit: $15,131

Cash invested: $49,000 (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: 127
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$918
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-173

Break-even live

Break-even rent $1,500

Max offer price $144,498

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-123	+0% $-173	+5% $-222	+10% $-272
Rent	-10% $-274	-5% $-223	+0% $-173	+5% $-122	+10% $-71
Rate	-1.0pp $-85	-0.5pp $-128	base $-173	+0.5pp $-218	+1.0pp $-264

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Polk St Aliquippa, PA	3.0	1.0	1124	$1,045	$0.93	3d	1	0.32mi
1108 Main St Aliquippa, PA	3.0	1.0	1352	$1,299	$0.96	3d	1	0.83mi
141 Carroll St Aliquippa, PA	2.0	1.0	704	$995	$1.41	3d	1	1.14mi
25 Mount Vernon Dr Aliquippa, PA	2.0	1.0	775	$775	$1.00	14d	1	1.34mi
629 Highland Ave Aliquippa, PA	3.0	1.0	1468	$700	$0.48	45d	1	1.39mi
190 Economy St Aliquippa, PA	2.0	1.0	1285	$1,200	$0.93	3d	1	1.40mi

Listing history 25 events

1. 2026-06-21
   days on market $175,000 Active 62 DOM
2. 2026-06-18
   days on market $175,000 Active 59 DOM
3. 2026-06-17
   days on market $175,000 Active 58 DOM
4. 2026-06-16
   days on market $175,000 Active 57 DOM
5. 2026-06-15
   days on market $175,000 Active 56 DOM
6. 2026-06-13
   days on market $175,000 Active 54 DOM
7. 2026-06-09
   days on market $175,000 Active 50 DOM
8. 2026-06-08
   days on market $175,000 Active 49 DOM
9. 2026-06-07
   days on market $175,000 Active 48 DOM
10. 2026-06-03
    days on market $175,000 Active 44 DOM
11. 2026-06-02
    days on market $175,000 Active 43 DOM
12. 2026-06-01
    days on market $175,000 Active 42 DOM
13. 2026-05-31
    days on market $175,000 Active 41 DOM
14. 2026-05-13
    price $175,000 154-char remark
15. 2026-04-20
    listed $200,000 Active 154-char remark
16. 2026-04-07
    listed $200,000 Active 98-char remark

    Show marketing remark (98 chars)

    Newer cosmetic renovations, electric panels newer, hot water couple years old, appliances 1-yr old

17. 2023-10-08
    historical $1,150
18. 2023-09-26
    listed $1,150
19. 2022-10-05
    soldstatus $90,000
20. 2022-08-24
    price $139,900

    Show marketing remark (23 chars)

    3 ROOM APT. OVER GARAGE

21. 2022-08-15
    price $142,900

    Show marketing remark (23 chars)

    3 ROOM APT. OVER GARAGE

22. 2022-06-04
    listed $147,900 Active

    Show marketing remark (23 chars)

    3 ROOM APT. OVER GARAGE

23. 2003-06-02
    soldstatus $72,500
24. 2002-09-23
    listed $75,000
25. 1991-05-01
    soldstatus $29,000

ⓘ 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: $2,335 · $195/mo
• Projected year-2 tax: $2,550 · $212/mo
• Expected delta: +$215/yr (+$18/mo · 9.2%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,380
• − Mortgage interest: −$9,803
• − Property taxes: −$2,335
• − Insurance: −$875
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$5,091
• Taxable loss: −$5,184
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $-828/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

+503.4% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $175,000 West Penn MLS
• 2026-04-20 Listed $200,000 West Penn MLS
• 2026-04-07 Listed $200,000 West Penn MLS
• 2023-10-08 Rental Removed $1,150 APPFOLIO
• 2023-09-26 Listed for Rent $1,150 APPFOLIO
• 2022-10-05 Sold (Public Records) $90,000 Public Records
• 2022-08-24 Price Changed $139,900 West Penn MLS
• 2022-08-15 Price Changed $142,900 West Penn MLS
• 2022-06-04 Listed $147,900 West Penn MLS
• 2003-06-02 Sold (MLS) $72,500 West Penn MLS
• 2002-09-23 Listed $75,000 West Penn MLS
• 1991-05-01 Sold (Public Records) $29,000 Public Records

Property tax history

+0.0%/yr

Latest (2026): $2,335 · -1.2% YoY. Source: county tax records.