1602 16th Ave · Beaver Falls, PA 15010

$30,000

2 bd · 1.0 ba · 668 sqft · SingleFamily public records · 37 Days on market

Built 1947 5,662 sqft lot $45/sqft · 68% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in Beaver Falls. Small 2-bedroom, single-level ranch in need of full rehab. Priced to sell fast--ideal for a quick flip or rental. Simple layout, manageable project. Cash only. Sold as-is.

Key facts

• 5,662 sq ft lot
• Built 1947
• Listed 37 days

Property features AI

Finance

• Financial info: Assessed value $133,000; Annual taxes approximately $1,408

Exterior

• Home design: Single-story
• Construction: Lot size approximately 0.13 acres
• Exterior features: Resale property

Interior

• Bathrooms: 1 full bathroom
• Interior features: Virtual tour available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($920 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 10.3% in Beaver Falls — 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 84/100 on livability (#93 in PA, #675 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F, employment 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: Rents rising (+3.1%/yr); 143 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent is only 16% of the median local income ($71k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 + 3.1% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 3.07% ✓
• Cap rate: 23.88%
• Cash-on-cash: 62.83%
• DSCR: 3.80
• GRM: 2.7

CMA / ARV

• ARV (median comp): $92,365
• List price: $30,000
• Delta: -67.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 16th Ave	0.09mi	2/1.0	675 (+1%)	15mo	$136,000	$201	81

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 · 3.07% rent growth · sell at horizon

5-year hold

• IRR: 62.0%
• Equity multiple: 3.77×
• Total profit: $23,276
• Equity at exit: $4,473

10-year hold

• IRR: 66.6%
• Equity multiple: 7.77×
• Total profit: $56,858
• Equity at exit: $2,594

Cash invested: $8,400 (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 15010

• Home prices YoY: -22.6%
• Rents YoY: 3.1%
• Active inventory: 143
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $920 high
• Mortgage (P&I): −$157
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $440

Break-even live

Break-even rent $363

Max offer price $30,000

Occupancy floor 47%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 6th Ave Unit 302 Beaver Falls, PA	1.0	1.0	600	$699	$1.17	2d	1	0.63mi
114 Book Ave Unit 401 Beaver Falls, PA	2.0	2.0	750	$1,050	$1.40	2d	1	0.88mi
114 Book Ave Unit 102 Beaver Falls, PA	2.0	1.0	700	$920	$1.31	2d	1	0.88mi
149 Colonial Oaks Beaver Falls, PA	2.0–4.0	1.0–1.5	958	$1,200	$1.25	2d	1	0.98mi
516 3rd Ave New Brighton, PA	1.0	1.0	600	$800	$1.33	2d	1	1.48mi
201 Valley Ave Apt 2 New Brighton, PA	1.0	1.0	488	$895	$1.83	44d	1	1.48mi
201 Valley Ave Apt 1 New Brighton, PA	1.0	1.0	488	$799	$1.64	12d	1	1.48mi

Listing history 9 events

1. 2026-06-02
   status $30,000 Pending 37 DOM
2. 2026-06-01
   days on market $30,000 Active 37 DOM
3. 2026-05-31
   days on market $30,000 Active 36 DOM
4. 2026-05-11
   price $20,000 205-char remark

   Show marketing remark (205 chars)

   Investor Special in Beaver Falls. Small 2-bedroom, single-level ranch in need of full rehab. Priced to sell fast--ideal for a quick flip or rental. Simple layout, manageable project. Cash only. Sold as-is.

5. 2026-04-23
   listed $30,000 Active 205-char remark

   Show marketing remark (205 chars)

   Investor Special in Beaver Falls. Small 2-bedroom, single-level ranch in need of full rehab. Priced to sell fast--ideal for a quick flip or rental. Simple layout, manageable project. Cash only. Sold as-is.

6. 2026-04-23
   listed $30,000 Active 205-char remark

   Show marketing remark (205 chars)

   Investor Special in Beaver Falls. Small 2-bedroom, single-level ranch in need of full rehab. Priced to sell fast--ideal for a quick flip or rental. Simple layout, manageable project. Cash only. Sold as-is.

7. 1980-08-22
   soldstatus $29,300
8. 1971-03-01
   soldstatus $12,000
9. 1969-07-01
   soldstatus $11,500

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,408 · $117/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 · 16 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: $11,042
• − Mortgage interest: −$1,680
• − Property taxes: −$1,408
• − Insurance: −$150
• − Repairs & maintenance: −$883
• − Management: −$883
• − Depreciation: −$873
• Taxable income: $5,164
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $4,038/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 — Beaver Falls

• Score: 84/100
• State rank: #93
• US rank: #675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver Falls, PA
• County: Beaver County · 116,001 people
• City population: 28,542
• Metro: Pittsburgh, PA
• Population (ZIP): 28,542
• Household income: $71,200
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 519.0

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 (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -76.25%
• Current HPI: 261.2703
• Rent YoY: ▲ 3.07%
• 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

+73.9% since first listed

8 events — show timeline

• 2026-06-02 Pending — West Penn MLS
• 2026-05-30 Pending — AHARMLS
• 2026-05-11 Price Changed $20,000 AHARMLS
• 2026-04-23 Listed $30,000 AHARMLS
• 2026-04-23 Listed $30,000 West Penn MLS
• 1980-08-22 Sold (Public Records) $29,300 Public Records
• 1971-03-01 Sold (Public Records) $12,000 Public Records
• 1969-07-01 Sold (Public Records) $11,500 Public Records

Property tax history

-0.8%/yr

Latest (2026): $1,408 · +0.0% YoY. Source: county tax records.