801 10th St · New Brighton, PA 15066

$105,000

3 bd · 1.5 ba · 1,388 sqft · SingleFamily public records · 8 Days on market

Built 1920 3,049 sqft lot $76/sqft · 11% below area Est $118k · 11% 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 +22.6/30.0
• ARV discount +12.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into the charm of a bygone era with this 1920 two-story home, rich with character and waiting for the right vision to bring it back to life. Situated on a desirable corner lot, this 3 bed home offers the kind of space and craftsmanship that's hard to find today. A welcoming covered front porch sets the tone, inviting you to slow down and appreciate the homes timeless appeal. Inside, you'll find generously sized rooms throughout, including a spacious living room anchored by a fireplace, a formal dining room with its own decorative fireplace - perfect for entertaining - and a large eat in kitchen with plenty of room to reimagine and make it your own. Upstairs, the oversized primary bedro

Key facts

• Covered front porch
• Large eat in kitchen
• Corner lot

Tags

• COVERED FRONT PORCH
• DETACHED GARAGE
• CORNER LOT
• OVERSIZED PRIMARY BEDROOM
• LARGE EAT IN KITCHEN

Property features AI

Exterior

• Parking: Detached garage (1 parking space)
• Home design: 2 stories; Asphalt roof
• Construction: Construction materials not specified
• Exterior features: Resale condition

Interior

• Kitchen: Dishwasher; Stove; Refrigerator
• Flooring: Hardwood; Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished basement; Three fireplaces
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 82/100 on livability (#153 in PA, #1,275 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment D-.
• New Brighton Area SD (suburban): math 17% / reading 37% proficiency, ranked #458 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $726 of loan paydown is wiped out by about $3k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $105k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1920 — 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: 1.14% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (median comp): $118,069
• List price: $105,000
• Delta: -11.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Penn Ave	0.13mi	3/1.5	1,320 (-5%)	3mo	$63,000	$48	83
722 6th Ave	0.22mi	3/1.0	1,446 (+4%)	1mo	$105,000	$73	80
1618 3rd St	0.59mi	3/1.0	1,344 (-3%)	2mo	$169,900	$126	63
715 5th St	0.42mi	2/2.0 (-1)	1,292 (-7%)	1mo	$175,111	$136	61
508 6th Ave	0.39mi	3/1.0	1,232 (-11%)	2mo	$143,000	$116	59
626 10th Ave	0.27mi	4/1.5 (+1)	1,588 (+14%)	1mo	$195,597	$123	57
1416 5th Ave	0.42mi	4/1.0 (+1)	1,506 (+8%)	4mo	$139,900	$93	56
725 11th Ave	0.22mi	2/1.0 (-1)	1,184 (-15%)	3mo	$55,000	$46	56
1011 5th St	0.51mi	3/2.0	1,533 (+10%)	2mo	$132,000	$86	55
498 Blockhouse Run Rd	0.51mi	3/1.0	1,536 (+11%)	2mo	$119,000	$77	54
317 19th Ave	0.61mi	3/1.5	1,542 (+11%)	3mo	$125,000	$81	51
1556 2nd St	0.62mi	2/1.0 (-1)	1,192 (-14%)	4mo	$125,000	$105	37

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,642
• Equity at exit: $15,656

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $9,848
• Equity at exit: $9,078

Cash invested: $29,400 (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 15066

• Home prices YoY: -26.8%
• Active inventory: 42
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$551
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $178

Break-even live

Break-even rent $968

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Penn Ave Unit 1 New Brighton, PA	2.0	1.0	1300	$995	$0.77	17d	1	0.13mi
1459 4th St New Brighton, PA	3.0	2.0	1312	$1,625	$1.24	14d	1	0.59mi
1620 6th Ave New Brighton, PA	2.0	1.0	1260	$975	$0.77	43d	1	0.64mi
1909 5th Ave New Brighton, PA	2.0–3.0	1.0–2.0	807	$1,523	$1.89	1d	3	0.86mi
1503 3rd Ave Beaver Falls, PA	3.0	1.0	1200	$1,350	$1.12	1d	1	1.48mi
418 Darlington Rd Beaver Falls, PA	2.0	1.5	975	$1,350	$1.38	12d	1	1.48mi

Listing history 5 events

1. 2026-05-14
   status Pending 1214-char remark
2. 2026-05-06
   listed $105,000 Active 1214-char remark
3. 1994-07-19
   soldstatus $28,000
4. 1987-05-26
   soldstatus $22,000
5. 1979-09-01
   soldstatus $30,000

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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: $14,318
• − Mortgage interest: −$5,882
• − Property taxes: −$2,044
• − Insurance: −$525
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,055
• Taxable income: $522
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,010/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: New Brighton Area SD
• NCES district ID: 4216530
• Math proficiency: 17% ▼ -17.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $41,579
• Composite: 22.83/100
• National rank: #8014
• State rank: #458 of 539 in PA

Livability — New Brighton

• Score: 82/100
• State rank: #153
• US rank: #1275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brighton, PA
• County: Beaver County · 116,001 people
• City population: 12,048
• Metro: Pittsburgh, PA
• Population (ZIP): 12,048
• Household income: $63,836
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 187.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -67.49%
• Current HPI: 184.7104
• 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

+250.0% since first listed

5 events — show timeline

• 2026-05-14 Pending — West Penn MLS
• 2026-05-06 Listed $105,000 West Penn MLS
• 1994-07-19 Sold (Public Records) $28,000 Public Records
• 1987-05-26 Sold (Public Records) $22,000 Public Records
• 1979-09-01 Sold (Public Records) $30,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $2,044 · +4.7% YoY. Source: county tax records.