5213 5th Ave · Koppel, PA 16136

$60,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 198 Days on market

Built 1956 5,227 sqft lot $66/sqft · 41% below area Est $102k · 41% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Discover easy living in this cute 2-bedroom, 2-bath, 2 kitchen home featuring a welcoming front porch and a semi-enclosed rear patio ideal for year-round enjoyment. Possible 3rd bedroom but more likely a home office or den. Lower level offers family room with wood burning stove, kitchen and full bathroom. The fully fenced backyard offers a safe and private outdoor space, while convenient alley parking and detached garage adds everyday practicality. Situated in a prime location with quick access to Ellwood City, Chippewa, major highways—including the PA Turnpike—restaurants, and shopping, this home is perfect for anyone seeking comfort and convenience.

Key facts

• Front porch
• Alley parking
• 5,227 sq ft lot

Tags

• FRONT PORCH
• SEMI-ENCLOSED REAR PATIO
• FULLY FENCED BACKYARD
• ALLEY PARKING
• QUICK ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#463 in PA, #4,234 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D-, amenities F.
• Big Beaver Falls Area SD (suburban): math 16% / reading 37% proficiency, ranked #467 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $415 of loan paydown is wiped out by about $439 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 (-0.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $60k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.57% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 5.3

CMA / ARV

• ARV (median comp): $102,149
• List price: $60,000
• Delta: -41.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4407 W 4th Ave	0.18mi	2/1.5	960 (+5%)	23mo	$145,000	$151	62
3338 3rd Ave	0.19mi	3/1.0 (+1)	1,040 (+14%)	6mo	$77,700	$75	58
3705 3rd Ave	0.50mi	3/1.0 (+1)	956 (+4%)	10mo	$119,900	$125	57
2413 2nd Ave	0.25mi	2/2.0	1,006 (+10%)	23mo	$120,000	$119	48
2411 2nd Ave	0.25mi	3/2.0 (+1)	984 (+7%)	23mo	$95,000	$97	48
113 Pine Valley Rd	0.45mi	3/1.5 (+1)	1,040 (+14%)	20mo	$152,271	$146	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.74×
• Total profit: $12,495
• Equity at exit: $15,261

10-year hold

• IRR: 21.6%
• Equity multiple: 3.24×
• Total profit: $37,661
• Equity at exit: $16,698

Cash invested: $16,800 (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 16136

• Home prices YoY: -0.4%
• Active inventory: 4
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $255

Break-even live

Break-even rent $617

Max offer price $60,000

Occupancy floor 68%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $60,000 Active 198 DOM
2. 2026-06-17
   days on market $60,000 Active 197 DOM
3. 2026-06-16
   days on market $60,000 Active 196 DOM
4. 2026-06-15
   days on market $60,000 Active 195 DOM
5. 2026-06-13
   days on market $60,000 Active 193 DOM
6. 2026-06-13
   days on market $60,000 Active 192 DOM
7. 2026-06-09
   days on market $60,000 Active 189 DOM
8. 2026-06-08
   days on market $60,000 Active 188 DOM
9. 2026-06-07
   days on market $60,000 Active 187 DOM
10. 2026-06-05
    days on market $60,000 Active 184 DOM
11. 2026-06-03
    days on market $60,000 Active 183 DOM
12. 2026-06-02
    days on market $60,000 Active 182 DOM
13. 2026-06-01
    days on market $60,000 Active 181 DOM
14. 2026-05-31
    days on market $60,000 Active 180 DOM
15. 2026-04-23
    price $60,000 671-char remark

    Show marketing remark (671 chars)

    Discover easy living in this cute 2-bedroom, 2-bath, 2 kitchen home featuring a welcoming front porch and a semi-enclosed rear patio ideal for year-round enjoyment. Possible 3rd bedroom but more likely a home office or den. Lower level offers family room with wood burning stove, kitchen and full bathroom. The fully fenced backyard offers a safe and private outdoor space, while convenient alley parking and detached garage adds everyday practicality. Situated in a prime location with quick access to Ellwood City, Chippewa, major highways—including the PA Turnpike—restaurants, and shopping, this home is perfect for anyone seeking comfort and convenience.

16. 2026-02-05
    price $65,000 671-char remark

    Show marketing remark (671 chars)

    Discover easy living in this cute 2-bedroom, 2-bath, 2 kitchen home featuring a welcoming front porch and a semi-enclosed rear patio ideal for year-round enjoyment. Possible 3rd bedroom but more likely a home office or den. Lower level offers family room with wood burning stove, kitchen and full bathroom. The fully fenced backyard offers a safe and private outdoor space, while convenient alley parking and detached garage adds everyday practicality. Situated in a prime location with quick access to Ellwood City, Chippewa, major highways—including the PA Turnpike—restaurants, and shopping, this home is perfect for anyone seeking comfort and convenience.

17. 2026-01-06
    price $70,000 671-char remark

    Show marketing remark (671 chars)

    Discover easy living in this cute 2-bedroom, 2-bath, 2 kitchen home featuring a welcoming front porch and a semi-enclosed rear patio ideal for year-round enjoyment. Possible 3rd bedroom but more likely a home office or den. Lower level offers family room with wood burning stove, kitchen and full bathroom. The fully fenced backyard offers a safe and private outdoor space, while convenient alley parking and detached garage adds everyday practicality. Situated in a prime location with quick access to Ellwood City, Chippewa, major highways—including the PA Turnpike—restaurants, and shopping, this home is perfect for anyone seeking comfort and convenience.

18. 2025-12-02
    listed $75,000 Active 671-char remark

    Show marketing remark (671 chars)

    Discover easy living in this cute 2-bedroom, 2-bath, 2 kitchen home featuring a welcoming front porch and a semi-enclosed rear patio ideal for year-round enjoyment. Possible 3rd bedroom but more likely a home office or den. Lower level offers family room with wood burning stove, kitchen and full bathroom. The fully fenced backyard offers a safe and private outdoor space, while convenient alley parking and detached garage adds everyday practicality. Situated in a prime location with quick access to Ellwood City, Chippewa, major highways—including the PA Turnpike—restaurants, and shopping, this home is perfect for anyone seeking comfort and convenience.

19. 1967-04-01
    soldstatus $12,500
20. 1961-08-01
    soldstatus $11,570

ⓘ 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: $1,777 · $148/mo
• Projected year-2 tax: $1,777 · $148/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 3/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,278
• − Mortgage interest: −$3,361
• − Property taxes: −$1,777
• − Insurance: −$300
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$1,745
• Taxable income: $2,290
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $2,507/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: Big Beaver Falls Area SD
• NCES district ID: 4203630
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,686
• Composite: 21.85/100
• National rank: #8241
• State rank: #467 of 539 in PA

Livability — Koppel

• Score: 75/100
• State rank: #463
• US rank: #4234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Koppel, PA
• City population: 797
• Population (ZIP): 797

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Scottish 2% Serbian 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: ▼ -0.73%
• Current HPI: 182.0225
• Rent YoY: —
• Metro: —
• 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

+418.6% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $60,000 West Penn MLS
• 2026-02-05 Price Changed $65,000 West Penn MLS
• 2026-01-06 Price Changed $70,000 West Penn MLS
• 2025-12-02 Listed $75,000 West Penn MLS
• 1967-04-01 Sold (Public Records) $12,500 Public Records
• 1961-08-01 Sold (Public Records) $11,570 Public Records

Property tax history

-1.1%/yr

Latest (2026): $1,777 · +0.0% YoY. Source: county tax records.