411 Pine St · Beaver Falls, PA 15010

$55,000

5 bd · 1.0 ba · 2,364 sqft · SingleFamily public records · 16 Days on market

Built 1920 1,742 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 +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

Key facts

• Functional layout
• Local amenities
• Cosmetic updates

Tags

• VALUE-ADD OPPORTUNITY
• FUNCTIONAL LAYOUT
• DETACHED GARAGE
• OFF-STREET PARKING
• COSMETIC UPDATES
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached garage; 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Frame construction; 3 stories; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Small lot (approx. 0.04 acre)

Interior

• Kitchen: Main-level kitchen 14x15
• Bedrooms: Upper-level bedrooms (multiple): bedroom measuring 14x14, bedroom 10x12, bedroom 12x12, bedroom 12x14, plus an additional upper-level room 13x14; Upper-level bonus room 9x16
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Hardwood flooring; Partial basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 10.3% in Beaver Falls — 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 84/100 on livability (#93 in PA, #675 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment F.
• Big Beaver Falls Area SD (suburban): math 16% / reading 37% proficiency, ranked #467 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 143 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 $380 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 + 3.1% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 2.73% ✓
• Cap rate: 21.97%
• Cash-on-cash: 55.99%
• DSCR: 3.49
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $163,116
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Pine St	0.00mi	5/1.5	2,364 (0%)	0mo	$65,000	$27	98
906 9th Ave	0.27mi	4/2.0 (-1)	2,340 (-1%)	12mo	$140,000	$60	66
1127 4th Ave	0.13mi	5/2.5	2,230 (-6%)	16mo	$199,000	$89	65
806 14th St	0.36mi	5/1.0	2,530 (+7%)	9mo	$49,500	$20	64
1219 9th Ave	0.33mi	5/2.0	2,355 (-0%)	22mo	$227,000	$96	61
600 7th Ave	0.27mi	4/2.5 (-1)	2,253 (-5%)	20mo	$935,000	$415	52
118-120 15th St	0.41mi	4/2.0 (-1)	2,048 (-13%)	0mo	$142,000	$69	50
1800 7th Ave	0.53mi	5/2.0	2,284 (-3%)	22mo	$163,000	$71	48
1016 10th Ave	0.33mi	4/1.5 (-1)	2,104 (-11%)	21mo	$110,000	$52	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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 54.5%
• Equity multiple: 3.40×
• Total profit: $37,030
• Equity at exit: $8,201

10-year hold

• IRR: 59.6%
• Equity multiple: 6.97×
• Total profit: $91,915
• Equity at exit: $4,755

Cash invested: $15,400 (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 15010

• Home prices YoY: -22.6%
• Rents YoY: 3.1%
• Active inventory: 143
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $718

Break-even live

Break-even rent $592

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-04-24
   status Pending
2. 2026-04-20
   historical Contingent
3. 2026-04-08
   listed $55,000 Active
4. 2024-09-15
   historical Contingent 315-char remark

   Show marketing remark (315 chars)

   Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

5. 2024-08-26
   price $92,000 315-char remark

   Show marketing remark (315 chars)

   Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

6. 2024-07-18
   status Active 315-char remark

   Show marketing remark (315 chars)

   Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

7. 2024-06-29
   historical Contingent 315-char remark

   Show marketing remark (315 chars)

   Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

8. 2024-06-28
   status Active 315-char remark

   Show marketing remark (315 chars)

   Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

9. 2024-06-05
   historical Contingent 315-char remark

   Show marketing remark (315 chars)

   Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

10. 2024-05-29
    listed $100,000 Active 315-char remark

    Show marketing remark (315 chars)

    Tons of potential in this spacious home! Hardwood floors throughout. Pocket doors in living room, dining room and family room. Built-in pantry area in kitchen and tons of original woodwork. Laundry on main floor off of kitchen. 4 spacious bedrooms and a bath on the 2nd floor and 3 more finished rooms in the attic!

11. 2021-11-12
    status Pending 814-char remark

    Show marketing remark (814 chars)

    Beautifully historic home! The details of this home will captivate you! As you step into this home the first thing you will notice is the original ornate staircase in the entry room beautifully accented with working pocket doors that compliment what once was the smoking parlor that now can be used as a home office, den or additional living room. Through the butler's door you will find the formal dining room with vintage reclaimed stained glass windows. This room is adjacent to the formal sitting room. Step through the 2nd butler's door into the full kitchen accented with reclaimed tin ceilings and attached first floor laundry closet. The kitchen leads out to a side patio the overlooks a small sitting garden perfect for relaxing and reflecting on the day offering a stone patio and mature blooming plants.

12. 2021-11-12
    soldstatus $92,500 Closed 814-char remark

    Show marketing remark (814 chars)

    Beautifully historic home! The details of this home will captivate you! As you step into this home the first thing you will notice is the original ornate staircase in the entry room beautifully accented with working pocket doors that compliment what once was the smoking parlor that now can be used as a home office, den or additional living room. Through the butler's door you will find the formal dining room with vintage reclaimed stained glass windows. This room is adjacent to the formal sitting room. Step through the 2nd butler's door into the full kitchen accented with reclaimed tin ceilings and attached first floor laundry closet. The kitchen leads out to a side patio the overlooks a small sitting garden perfect for relaxing and reflecting on the day offering a stone patio and mature blooming plants.

13. 2021-09-12
    historical Contingent 814-char remark

    Show marketing remark (814 chars)

    Beautifully historic home! The details of this home will captivate you! As you step into this home the first thing you will notice is the original ornate staircase in the entry room beautifully accented with working pocket doors that compliment what once was the smoking parlor that now can be used as a home office, den or additional living room. Through the butler's door you will find the formal dining room with vintage reclaimed stained glass windows. This room is adjacent to the formal sitting room. Step through the 2nd butler's door into the full kitchen accented with reclaimed tin ceilings and attached first floor laundry closet. The kitchen leads out to a side patio the overlooks a small sitting garden perfect for relaxing and reflecting on the day offering a stone patio and mature blooming plants.

14. 2021-09-11
    status Active 814-char remark

    Show marketing remark (814 chars)

    Beautifully historic home! The details of this home will captivate you! As you step into this home the first thing you will notice is the original ornate staircase in the entry room beautifully accented with working pocket doors that compliment what once was the smoking parlor that now can be used as a home office, den or additional living room. Through the butler's door you will find the formal dining room with vintage reclaimed stained glass windows. This room is adjacent to the formal sitting room. Step through the 2nd butler's door into the full kitchen accented with reclaimed tin ceilings and attached first floor laundry closet. The kitchen leads out to a side patio the overlooks a small sitting garden perfect for relaxing and reflecting on the day offering a stone patio and mature blooming plants.

15. 2021-09-07
    listed $92,500 Active 814-char remark

    Show marketing remark (814 chars)

    Beautifully historic home! The details of this home will captivate you! As you step into this home the first thing you will notice is the original ornate staircase in the entry room beautifully accented with working pocket doors that compliment what once was the smoking parlor that now can be used as a home office, den or additional living room. Through the butler's door you will find the formal dining room with vintage reclaimed stained glass windows. This room is adjacent to the formal sitting room. Step through the 2nd butler's door into the full kitchen accented with reclaimed tin ceilings and attached first floor laundry closet. The kitchen leads out to a side patio the overlooks a small sitting garden perfect for relaxing and reflecting on the day offering a stone patio and mature blooming plants.

16. 2021-08-07
    listed $92,500 Active
17. 2021-07-08
    historical $92,500
18. 2015-12-09
    price $78,900
19. 2014-09-04
    soldstatus $78,900
20. 2014-08-29
    price $69,900
21. 2014-08-28
    soldstatus $78,900
22. 2013-11-09
    listed $69,900
23. 2006-03-23
    soldstatus $23,300
24. 2006-03-10
    soldstatus $23,300
25. 2006-02-03
    listed $23,300
26. 2005-09-09
    soldstatus $1,595
27. 1994-12-05
    soldstatus $36,700

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $1,876 · $156/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 · 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: $18,017
• − Mortgage interest: −$3,081
• − Property taxes: −$1,876
• − Insurance: −$275
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$1,600
• Taxable income: $8,303
• Est. tax owed @ 24.0%: −$1,993
• After-tax cash flow: $6,629/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: Big Beaver Falls Area SD
• NCES district ID: 4203630
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,686
• Composite: 21.85/100
• National rank: #8241
• State rank: #467 of 539 in PA

Livability — Beaver Falls

• Score: 84/100
• State rank: #93
• US rank: #675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver Falls, PA
• County: Beaver County · 116,001 people
• City population: 28,542
• Metro: Pittsburgh, PA
• Population (ZIP): 28,542
• Household income: $71,200
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 519.0

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 (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · 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: ▼ -76.25%
• Current HPI: 261.2703
• Rent YoY: ▲ 3.07%
• 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

+49.9% since first listed

27 events — show timeline

• 2026-04-24 Pending — West Penn MLS
• 2026-04-20 Contingent — West Penn MLS
• 2026-04-08 Listed $55,000 West Penn MLS
• 2024-09-15 Contingent — West Penn MLS
• 2024-08-26 Price Changed $92,000 West Penn MLS
• 2024-07-18 Relisted — West Penn MLS
• 2024-06-29 Contingent — West Penn MLS
• 2024-06-28 Relisted — West Penn MLS
• 2024-06-05 Contingent — West Penn MLS
• 2024-05-29 Listed $100,000 West Penn MLS
• 2021-11-12 Pending — West Penn MLS
• 2021-11-12 Sold (MLS) $92,500 West Penn MLS
• 2021-09-12 Contingent — West Penn MLS
• 2021-09-11 Relisted — West Penn MLS
• 2021-09-07 Listed $92,500 West Penn MLS
• 2021-08-07 Listed $92,500 West Penn MLS
• 2021-07-08 Coming Soon $92,500 West Penn MLS
• 2015-12-09 Price Changed $78,900 West Penn MLS
• 2014-09-04 Sold (Public Records) $78,900 Public Records
• 2014-08-29 Price Changed $69,900 West Penn MLS
• 2014-08-28 Sold (MLS) $78,900 West Penn MLS
• 2013-11-09 Listed $69,900 West Penn MLS
• 2006-03-23 Sold (Public Records) $23,300 Public Records
• 2006-03-10 Sold (MLS) $23,300 West Penn MLS
• 2006-02-03 Listed $23,300 West Penn MLS
• 2005-09-09 Sold (Public Records) $1,595 Public Records
• 1994-12-05 Sold (Public Records) $36,700 Public Records

Property tax history

+4.0%/yr

Latest (2026): $1,876 · +0.0% YoY. Source: county tax records.