501 Glenwood Ave · Ambridge, PA 15003

$385,000

4 bd · 3.5 ba · — sqft · MultiFamily · 15 Days on market

Built 1904 Good condition 3,049 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Excellent Turn-key mixed use property in the heart of Ambridge. 100% occupied with happy tenants. The portfolio includes 2 newly renovated 2-bedroom residential units, a retail store front with excellent visibility, a 1-chair barber shop and 2 garages. Unit 501R has all new windows, new LVP flooring and newer carpet in the bedrooms. Custom window treatments, Mitsubishi mini-split heating and cooling system. There is a washer/dryer set up and storage in the basement. Unit 503 is a newly remodeled 2 bedroom, 1.5 bath with new kitchen cabinets and lighting. Hardwood floors on the main level and carpeted upper level. Kitchen island with butcher block top. There is a private patio and the large

Key facts

• Mixed use property
• Barber shop
• Retail store front

Tags

• MIXED USE PROPERTY
• NEWLY RENOVATED UNITS
• RETAIL STORE FRONT
• BARBER SHOP
• NEW WINDOWS
• NEW LVP FLOORING

Property features AI

Finance

• Financial info: Gross income reported at $38,400; Utilities expense reported at $1,100; Insurance expense reported at $3,500; Individual unit rents reported: $150, $400, $600, $1,250, $800

Exterior

• Parking: Detached garage; On-street parking
• Utilities: Electricity available; Natural gas available; Sewer available; Water available
• Home design: Multi-unit property with 5 total units
• Construction: Brick construction; Asphalt roof
• Exterior features: Zoned commercial; 0.07-acre lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: Two 2-bedroom units
• Bathrooms: Units with a mix of 1 full and 1 half bathroom; Units with 1 bathroom
• Interior features: Unfinished basement; Public transportation access
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath multifamily listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $379k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• At $5,300/mo this rent would consume 107% of the median local household income ($60k/yr) (locally 397% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 $108k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $379,225 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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. 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.99%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Beaver Rd	0.37mi	4/2.0	—	1mo	$105,000	—	63
340 Park Rd	0.24mi	4/2.0	—	10mo	$180,000	—	62
839 Beaver Rd	0.34mi	4/2.0	—	6mo	$70,000	—	61
816 Beaver Rd	0.30mi	4/2.0	—	10mo	$125,000	—	59
256 Maplewood	0.28mi	4/2.0	—	12mo	$135,000	—	59
941 Pine St	0.45mi	5/3.0 (+1)	—	5mo	$192,000	—	56
952 Melrose Ave	0.46mi	3/2.0 (-1)	—	1mo	$230,000	—	54
1110-1112 Maplewood Ave	0.61mi	4/2.0	—	0mo	$160,000	—	53
939 Beaver Rd	0.44mi	3/2.0 (-1)	—	7mo	$95,000	—	50
898 11th St	0.59mi	3/3.0 (-1)	—	13mo	$200,000	—	42
1318 Duss Ave	0.74mi	4/2.0	—	7mo	$157,000	—	42
903 11th St	0.62mi	3/2.0 (-1)	—	11mo	$65,000	—	38

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: 8.3%
• Equity multiple: 1.32×
• Total profit: $34,908
• Equity at exit: $57,405

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $155,901
• Equity at exit: $33,288

Cash invested: $107,800 (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: 34.9×

Monthly cashflow live

• Estimated rent: $5,300 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,113
• Net cashflow: $1,526

Break-even live

Break-even rent $3,368

Max offer price $385,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,792	-5% $1,659	+0% $1,526	+5% $1,393	+10% $1,260
Rent	-10% $1,108	-5% $1,317	+0% $1,526	+5% $1,736	+10% $1,945
Rate	-1.0pp $1,720	-0.5pp $1,624	base $1,526	+0.5pp $1,427	+1.0pp $1,325

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.5	$3,672
1× unit	1	0	$766
1× unit	0	0	$862
Total (6 units)			$5,300

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
699 Olive Ln Ambridge, PA	3.0	2.0	—	$895	—	22d	1	0.20mi
355 Maplewood Ave Ambridge, PA	3.0	1.0	800	$935	$1.17	44d	1	0.22mi
332 Elm Rd Ambridge, PA	3.0	1.0	1	$1,600	$1600.00	44d	1	0.22mi
640 Pine St Ambridge, PA	3.0	1.0	—	$1,500	—	2d	1	0.23mi
730 Maplewood Ave Ambridge, PA	3.0	2.0	—	$1,400	—	2d	1	0.30mi
121 Locust St Ambridge, PA	2.0–3.0	1.0	875	$1,250	$1.43	2d	3	0.43mi
793 Valley Rd Ambridge, PA	3.0	2.0	—	$1,575	—	44d	1	0.66mi
1324 Beaver Rd Unit 2 Ambridge, PA	3.0	1.0	—	$795	—	24d	1	0.74mi
1324 Beaver Rd Unit 1 Ambridge, PA	3.0	1.0	—	$825	—	24d	1	0.74mi
1700 Beaver Rd Ambridge, PA	3.0	1.0	1099	$1,495	$1.36	17d	1	0.96mi
266 Beaver St Leetsdale, PA	3.0	1.0	1766	$1,350	$0.76	2d	1	1.35mi

Listing history 10 events

1. 2026-06-18
   days on market $385,000 Active 15 DOM
2. 2026-06-17
   days on market $385,000 Active 14 DOM
3. 2026-06-16
   days on market $385,000 Active 13 DOM
4. 2026-06-15
   days on market $385,000 Active 12 DOM
5. 2026-06-13
   days on market $385,000 Active 10 DOM
6. 2026-06-13
   days on market $385,000 Active 9 DOM
7. 2026-06-09
   days on market $385,000 Active 6 DOM
8. 2026-06-08
   days on market $385,000 Active 5 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $385,000 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,600
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$5,088
• − Management: −$5,088
• − Depreciation: −$11,200
• Taxable income: $12,958
• Est. tax owed @ 24.0%: −$3,110
• After-tax cash flow: $15,206/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

A well-maintained multi-family property with newly renovated units, good curb appeal, and a good condition score.

Value-add opportunities

• Both landscaping — enhances curb appeal and rental value
• Both paint — refreshes the exterior and interior
• Both HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and rental value ↑
• Both paint — refreshes the exterior and interior ↑
• Both HVAC system — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-03 Listed $385,000 West Penn MLS