136 Maplewood Ave · Ambridge, PA 15003

$59,900

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 130 Days on market

Built 1910 2,613 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

Listing remarks

Two bedroom home with generous room sizes, an updated kitchen, newer furnace, and roof. Home has a covered front porch, level rear yard, and shed.

Key facts

• Covered front porch
• Level rear yard
• Shed

Tags

• UPDATED KITCHEN
• COVERED FRONT PORCH
• LEVEL REAR YARD
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $60k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.93% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $131,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
448 Melrose Ave	0.38mi	3/1.5	1,216 (0%)	5mo	$42,000	$35	76
277 Glenwood Dr	0.15mi	2/1.0 (-1)	1,111 (-9%)	2mo	$62,000	$56	72
133 Maplewood Ave	0.02mi	2/1.0 (-1)	1,056 (-13%)	8mo	$121,300	$115	65
108 Main St	0.34mi	2/1.0 (-1)	1,335 (+10%)	1mo	$152,500	$114	62
86 Main St	0.33mi	3/1.0	1,344 (+10%)	7mo	$141,000	$105	61
895 Valley Rd	0.66mi	3/1.0	1,134 (-7%)	6mo	$49,990	$44	53
557 Glenwood Ave	0.50mi	3/1.5	1,312 (+8%)	11mo	$165,000	$126	52
17 Ambridge Ave	0.64mi	2/1.0 (-1)	1,140 (-6%)	7mo	$95,000	$83	49
591 Virginia Ave	0.69mi	2/2.0 (-1)	1,116 (-8%)	3mo	$160,000	$143	43
645 Melrose Ave	0.58mi	2/1.5 (-1)	1,114 (-8%)	11mo	$120,000	$108	43
600 Howard St	0.58mi	2/1.0 (-1)	1,092 (-10%)	11mo	$185,000	$169	41
836 Duss Ave	0.74mi	3/1.0	1,384 (+14%)	3mo	$55,000	$40	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.16×
• Total profit: $19,441
• Equity at exit: $8,931

10-year hold

• IRR: 35.4%
• Equity multiple: 4.25×
• Total profit: $54,585
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,159 high
• Mortgage (P&I): −$314
• Tax from tax record: −$119 /mo · $1,434/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $457

Break-even live

Break-even rent $580

Max offer price $59,900

Occupancy floor 56%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Locust St Ambridge, PA	2.0–3.0	1.0	875	$1,250	$1.43	1d	3	0.07mi
230 Locust St Ambridge, PA	2.0	1.0	1205	$1,103	$0.92	14d	1	0.14mi
355 Maplewood Ave Ambridge, PA	3.0	1.0	800	$935	$1.17	44d	1	0.26mi
230 Ambridge Ave Unit 1 Ambridge, PA	2.0	1.0	740	$825	$1.11	23d	1	0.85mi
1700 Beaver Rd Ambridge, PA	3.0	1.0	1099	$1,495	$1.36	16d	1	1.37mi

Listing history 8 events

1. 2026-03-06
   status Pending
2. 2026-02-23
   status Active
3. 2026-01-22
   status Pending
4. 2026-01-15
   price $59,900
5. 2025-11-13
   price $69,900
6. 2025-09-25
   listed $79,900 Active
7. 1987-03-06
   soldstatus $17,500
8. 1981-10-01
   soldstatus $19,700

ⓘ 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: $1,434 · $119/mo
• Projected year-2 tax: $1,434 · $119/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 5/10 Major FEMA zone X (unshaded) · 27% 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: $13,906
• − Mortgage interest: −$3,355
• − Property taxes: −$1,434
• − Insurance: −$300
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,743
• Taxable income: $4,850
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,319/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

+204.1% since first listed

8 events — show timeline

• 2026-03-06 Pending — West Penn MLS
• 2026-02-23 Relisted — West Penn MLS
• 2026-01-22 Pending — West Penn MLS
• 2026-01-15 Price Changed $59,900 West Penn MLS
• 2025-11-13 Price Changed $69,900 West Penn MLS
• 2025-09-25 Listed $79,900 West Penn MLS
• 1987-03-06 Sold (Public Records) $17,500 Public Records
• 1981-10-01 Sold (Public Records) $19,700 Public Records

Property tax history

-0.1%/yr

Latest (2026): $1,434 · +2.2% YoY. Source: county tax records.