2213 Mcminn St · Aliquippa, PA 15001

$148,000

4 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 10 Days on market

Built 1945 3,920 sqft lot Est $176k · 16% under

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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 +23.1/30.0
• ARV discount +14.7/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• 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

Lovely all Brick Cape Cod, immaculately maintained and in good condition. Beautiful hardwood floors and woodwork throughout the house, cozy and updated kitchen with stainless appliances. Flat fenced in backyard w/ one car detached garage. Newer mechanicals and newer windows. .. .. Close to shopping, banking and churches. .. .. Great location!

Key facts

• Solid brick
• Full basement
• Quaint yard

Tags

• SOLID BRICK
• EAT-IN KITCHEN
• FULL BASEMENT
• QUAINT YARD
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage; 1 parking space (total)
• Utilities: Public water; Public sewer
• Home design: Brick construction; Asphalt roof; Resale property
• Construction: Brick exterior; Asphalt roof
• Exterior features: 40 x 100 lot dimensions

Interior

• Kitchen: Microwave; Refrigerator; Stove; Some gas appliances
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Full, walk-up basement; Gas fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Cap rate 8.4% vs local median 6.0% 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.
• Market conditions: Rents rising (+2.0%/yr); 130 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 $1k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $57k; list at $148k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,000

Questions for the listing agent

1. Built in 1945 — 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: 1.09% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $176,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 Mcminn St	0.04mi	3/2.0 (-1)	1,256 (+2%)	4mo	$179,000	$143	84
2402 W Main St	0.16mi	4/2.0	1,152 (-6%)	1mo	$115,000	$100	79
1709 Boundary St	0.46mi	3/1.5 (-1)	1,256 (+2%)	3mo	$171,500	$137	67
2014 Mclean St	0.20mi	3/1.0 (-1)	1,354 (+10%)	1mo	$115,000	$85	66
1708 Irwin St	0.50mi	3/1.5 (-1)	1,176 (-4%)	3mo	$90,000	$77	61
2330 Ritchie Dr	0.46mi	3/2.0 (-1)	1,186 (-4%)	6mo	$215,000	$181	60
1814 Filmore St	0.54mi	3/2.0 (-1)	1,296 (+5%)	1mo	$245,000	$189	59
2784 Johnson St	0.65mi	3/2.0 (-1)	1,200 (-3%)	1mo	$240,000	$200	57
1719 Pierce St	0.69mi	3/1.5 (-1)	1,256 (+2%)	5mo	$198,000	$158	55
913 16th St	0.60mi	3/2.0 (-1)	1,320 (+7%)	2mo	$139,900	$106	52
1628 Filmore St	0.72mi	3/1.5 (-1)	1,084 (-12%)	1mo	$174,950	$161	41
608 Grand Ave	0.66mi	3/1.5 (-1)	1,408 (+14%)	1mo	$165,000	$117	39

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,613
• Equity at exit: $22,067

10-year hold

• IRR: 2.9%
• Equity multiple: 1.20×
• Total profit: $8,145
• Equity at exit: $12,796

Cash invested: $41,440 (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: 130
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $265

Break-even live

Break-even rent $1,284

Max offer price $148,000

Occupancy floor 79%

Sensitivity live

Price	-10% $349	-5% $307	+0% $265	+5% $223	+10% $181
Rent	-10% $137	-5% $201	+0% $265	+5% $329	+10% $393
Rate	-1.0pp $340	-0.5pp $303	base $265	+0.5pp $227	+1.0pp $188

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: $37,000
• Closing costs: $4,440
• 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	2d	1	0.71mi
1108 Main St Aliquippa, PA	3.0	1.0	1352	$1,299	$0.96	2d	1	1.05mi

Listing history 7 events

1. 2026-06-18
   days on market $148,000 Active 10 DOM
2. 2026-06-17
   days on market $148,000 Active 9 DOM
3. 2026-06-16
   days on market $148,000 Active 8 DOM
4. 2026-06-15
   days on market $148,000 Active 7 DOM
5. 2026-06-13
   days on market $148,000 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   listed $148,000 Active 1 DOM

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$109/yr (+$9/mo · 5.1%)

ⓘ 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 ≥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: $19,437
• − Mortgage interest: −$8,290
• − Property taxes: −$2,121
• − Insurance: −$740
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$4,305
• Taxable income: $871
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $2,972/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

+1380.0% since first listed

5 events — show timeline

• 2026-06-08 Listed $148,000 West Penn MLS
• 2016-07-23 Delisted — West Penn MLS
• 2016-07-05 Listed $89,900 West Penn MLS
• 2003-07-25 Sold (Public Records) $56,555 Public Records
• 1970-08-01 Sold (Public Records) $10,000 Public Records

Property tax history

-0.4%/yr

Latest (2026): $2,121 · -1.5% YoY. Source: county tax records.