533 Ehman Ave · Baden, PA 15005

$134,900

3 bd · 3.0 ba · 1,224 sqft · SingleFamily public records · 16 Days on market

Built 1957 9,147 sqft lot Est $188k · 28% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +4.3/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bedroom 2 bathroom ranch home in Baden! Excellent investment potential. One level living! Centrally located, close to shopping and transportation. Waiting for it's new owner! Great opportunity!

Key facts

• Centrally located
• One level living
• Close to shopping

Tags

• ONE LEVEL LIVING
• CENTRALLY LOCATED
• CLOSE TO SHOPPING
• CLOSE TO TRANSPORTATION
• EXCELLENT INVESTMENT POTENTIAL

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Built-in attached garage (1 parking space)
• Utilities: Public transportation nearby
• Home design: Single-story frame home; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot approximately 0.21 acres; Lot dimensions about 100 x 92

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Hardwood and vinyl flooring; Full basement with walk-up access
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $9 ($113/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (6.6% below list).
• Recommended offer: $126k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#224 in PA, #1,952 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities 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.
• Zoned schools: Economy El Sch (math 47% / reading 77%, grade B, #313 of 1,518 statewide, top 24%, 447 students, 100% FRL); Ambridge Area Ms (math 13% / reading 45%, grade F, #391 of 512 statewide, top 77%, 467 students, 99% FRL); Ambridge Area Hs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 733 students, 92% FRL) — zoned schools average 97% FRL vs 43% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 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 (-3.0%/yr); year-one equity from $933 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

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,968 (6.6% below list)

Questions for the listing agent

1. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $188,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
958 Anthony Wayne Dr	0.27mi	3/2.0	1,248 (+2%)	2mo	$194,845	$156	78
252 Berry St	0.33mi	2/2.5 (-1)	1,209 (-1%)	2mo	$215,000	$178	74
267 Prospect St	0.33mi	3/1.5	1,224 (0%)	15mo	$142,000	$116	66
308 Prospect St	0.46mi	3/2.0	1,164 (-5%)	7mo	$200,000	$172	60
256 Beaver St	0.39mi	3/1.0	1,155 (-6%)	11mo	$155,000	$134	55
3725 Mccabe St	0.27mi	3/1.0	1,154 (-6%)	20mo	$160,000	$139	54
340 Wayne St	0.53mi	3/2.0	1,271 (+4%)	14mo	$198,000	$156	53
350 Berry St	0.56mi	3/2.0	1,200 (-2%)	17mo	$155,000	$129	52
268 Beaver St	0.40mi	3/2.0	1,295 (+6%)	24mo	$200,000	$154	48
538 Holmes Ave	0.67mi	3/1.0	1,120 (-8%)	2mo	$80,000	$71	45
342 Center St	0.25mi	3/1.0	1,040 (-15%)	14mo	$160,000	$154	44
620 Wilson Ave	0.56mi	3/2.0	1,365 (+12%)	16mo	$220,000	$161	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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-21,210
• Equity at exit: $20,114

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-17,489
• Equity at exit: $11,664

Cash invested: $37,772 (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 15005

• Home prices YoY: -31.2%
• Active inventory: 95
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $9

Break-even live

Break-even rent $1,248

Max offer price $134,900

Occupancy floor 94%

Sensitivity live

Price	-10% $86	-5% $48	+0% $9	+5% $-29	+10% $-67
Rent	-10% $-90	-5% $-40	+0% $9	+5% $59	+10% $109
Rate	-1.0pp $77	-0.5pp $44	base $9	+0.5pp $-26	+1.0pp $-61

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $134,900 Active 16 DOM
2. 2026-06-18
   days on market $134,900 Active 13 DOM
3. 2026-06-17
   days on market $134,900 Active 12 DOM
4. 2026-06-16
   days on market $134,900 Active 11 DOM
5. 2026-06-15
   days on market $134,900 Active 10 DOM
6. 2026-06-13
   days on market $134,900 Active 8 DOM
7. 2026-06-13
   days on market $134,900 Active 7 DOM
8. 2026-06-09
   days on market $134,900 Active 4 DOM
9. 2026-06-08
   days on market $134,900 Active 3 DOM
10. 2026-06-07
    remarks 206-char remark
11. 2026-06-07
    listed $134,900 Active 2 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: $2,666 · $222/mo
• Projected year-2 tax: $2,666 · $222/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 · 17 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: $15,116
• − Mortgage interest: −$7,556
• − Property taxes: −$2,666
• − Insurance: −$674
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,924
• Taxable loss: −$2,123
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $622/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 — Baden

• Score: 80/100
• State rank: #224
• US rank: #1952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baden, PA
• Population (ZIP): 9,574

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 10% Slovak 2% Subsaharan African 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -106.56%
• Current HPI: 234.657
• 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

1 event — show timeline

• 2026-06-05 Listed $134,900 West Penn MLS

Property tax history

+1.4%/yr

Latest (2026): $2,666 · +0.0% YoY. Source: county tax records.