2116 Mcminn St · Aliquippa, PA 15001

$119,000

2 bd · 1.0 ba · 994 sqft · SingleFamily public records · 3 Days on market

Built 1943 3,920 sqft lot $120/sqft · at area comps Est $124k · at est.

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Why this score? — see what drove the C- 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 +19.8/30.0
• ARV discount +9.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this solid brick home in a fantastic area of Aliquippa! This home features a newer roof, furnace, A/C, off street parking and comfortable living spaces throughout. Could also be a great turn key investment opportunity. Come see what this home has to offer!

Key facts

• Covered front porch
• New range
• Clean basement

Tags

• COVERED FRONT PORCH
• NEWLY RENOVATED BATHROOM
• TILED SHOWER WITH BENCH
• NEW RANGE
• NEW DISHWASHER
• CLEAN BASEMENT

Property features AI

Exterior

• Parking: Off-street parking for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Hardwood floors; Vinyl floors; Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 7.7% vs local median 4.3% in Aliquippa — 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 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; 2 comparable units currently listed for rent nearby; 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 $823 of loan paydown is wiped out by about $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1943 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (median comp): $124,414
• List price: $119,000
• Delta: -4.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 Mcminn St	0.00mi	3/1.0 (+1)	994 (0%)	1mo	$119,000	$120	94
126 Chestnut St	0.27mi	3/1.5 (+1)	1,000 (+1%)	2mo	$170,000	$170	78
2013 Davidson St	0.15mi	2/2.0	882 (-11%)	2mo	$120,000	$136	68
2445 Linden Ave	0.43mi	2/1.5	936 (-6%)	1mo	$155,000	$166	67
1631 Mcminn St	0.44mi	2/2.0	1,032 (+4%)	2mo	$145,000	$141	67
2406 Marion St	0.31mi	2/1.0	864 (-13%)	1mo	$170,000	$197	63
722 Golf Course Rd	0.55mi	2/1.5	1,008 (+1%)	9mo	$180,000	$179	62
2515 Martha St	0.41mi	2/1.0	911 (-8%)	7mo	$140,000	$154	61
104 Grand Ave	0.41mi	2/2.0	884 (-11%)	5mo	$138,000	$156	54
2429 W Wade St	0.34mi	2/2.0	1,132 (+14%)	6mo	$156,500	$138	52
1628 Filmore St	0.65mi	3/1.5 (+1)	1,084 (+9%)	1mo	$174,950	$161	47
1586 Jackson St	0.71mi	3/1.0 (+1)	1,075 (+8%)	8mo	$146,500	$136	42

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-11,441
• Equity at exit: $17,743

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-2,955
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $141

Break-even live

Break-even rent $1,025

Max offer price $119,000

Occupancy floor 83%

Sensitivity live

Price	-10% $208	-5% $175	+0% $141	+5% $107	+10% $73
Rent	-10% $46	-5% $93	+0% $141	+5% $188	+10% $236
Rate	-1.0pp $201	-0.5pp $171	base $141	+0.5pp $110	+1.0pp $79

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.68mi
141 Carroll St Aliquippa, PA	2.0	1.0	704	$995	$1.41	3d	1	1.30mi

Listing history 10 events

1. 2026-05-04
   status Pending 868-char remark
2. 2026-05-01
   listed $119,000 Active 868-char remark
3. 2024-09-25
   soldstatus $76,500 Closed 280-char remark

   Show marketing remark (280 chars)

   Opportunity awaits with this solid brick home in a fantastic area of Aliquippa! This home features a newer roof, furnace, A/C, off street parking and comfortable living spaces throughout. Could also be a great turn key investment opportunity. Come see what this home has to offer!

4. 2024-09-25
   soldstatus $76,500

   Show marketing remark (280 chars)

   Opportunity awaits with this solid brick home in a fantastic area of Aliquippa! This home features a newer roof, furnace, A/C, off street parking and comfortable living spaces throughout. Could also be a great turn key investment opportunity. Come see what this home has to offer!

5. 2024-09-01
   historical Contingent 280-char remark

   Show marketing remark (280 chars)

   Opportunity awaits with this solid brick home in a fantastic area of Aliquippa! This home features a newer roof, furnace, A/C, off street parking and comfortable living spaces throughout. Could also be a great turn key investment opportunity. Come see what this home has to offer!

6. 2024-08-14
   price $104,900 280-char remark

   Show marketing remark (280 chars)

   Opportunity awaits with this solid brick home in a fantastic area of Aliquippa! This home features a newer roof, furnace, A/C, off street parking and comfortable living spaces throughout. Could also be a great turn key investment opportunity. Come see what this home has to offer!

7. 2024-07-25
   listed $109,999 Active 280-char remark

   Show marketing remark (280 chars)

   Opportunity awaits with this solid brick home in a fantastic area of Aliquippa! This home features a newer roof, furnace, A/C, off street parking and comfortable living spaces throughout. Could also be a great turn key investment opportunity. Come see what this home has to offer!

8. 2004-04-26
   soldstatus $65,000
9. 1999-08-20
   soldstatus $50,000
10. 1992-06-27
    soldstatus $42,000

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,757 · $146/mo
• Expected delta: +$124/yr (+$10/mo · 7.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $14,439
• − Mortgage interest: −$6,666
• − Property taxes: −$1,633
• − Insurance: −$595
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,462
• Taxable loss: −$227
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,745/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

+183.3% since first listed

12 events — show timeline

• 2026-06-05 Sold (Public Records) $119,000 Public Records
• 2026-06-04 Sold (MLS) $119,000 West Penn MLS
• 2026-05-04 Pending — West Penn MLS
• 2026-05-01 Listed $119,000 West Penn MLS
• 2024-09-25 Sold (Public Records) $76,500 Public Records
• 2024-09-25 Sold (MLS) $76,500 West Penn MLS
• 2024-09-01 Contingent — West Penn MLS
• 2024-08-14 Price Changed $104,900 West Penn MLS
• 2024-07-25 Listed $109,999 West Penn MLS
• 2004-04-26 Sold (Public Records) $65,000 Public Records
• 1999-08-20 Sold (Public Records) $50,000 Public Records
• 1992-06-27 Sold (Public Records) $42,000 Public Records

Property tax history

-1.2%/yr

Latest (2026): $1,633 · -1.2% YoY. Source: county tax records.