1000 9th Ave · New Brighton, PA 15066

$125,000

4 bd · 1.0 ba · 2,098 sqft · SingleFamily public records · 57 Days on market

Built 1876 3,049 sqft lot $60/sqft · 29% below area Est $176k · 29% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.2/10.0
• 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 MLS

Step into the timeless charm of this spacious 4-bedroom home, beautifully positioned on a corner lot in the heart of New Brighton. From the moment you arrive, the home’s wide, covered front porch and freshly poured concrete sidewalks set the tone—classic curb appeal with an old-soul warmth that’s impossible to resist. Inside, the first floor unfolds with sun-filled living spaces, thanks to an abundance of large windows that invite natural light to sweep through every room. The expansive living room offers plenty of space to gather, while the oversized dining room is ideal for hosting holidays, dinners, and celebrations of every kind. At the center of the home sits a huge, fully equipped kitchen, complete with all appliances included. From here, step out onto the covered side patio—the perfect spot to unwind in the evening air or enjoy a quiet morning coffee. The first-floor master suite adds convenience and privacy, featuring its own full bathroom and generous layout. Upstairs, follow the classic handrail and ornate woodwork banister to three additional bedrooms and a centrally located full bath. Large windows throughout the second floor offer lovely views of the city, creating a peaceful backdrop to everyday living. A side mudroom entrance adds practicality, giving you a place to drop shoes, bags, and coats before entering the main living areas. Located within easy walking distance to the middle school, a supermarket, and numerous downtown shops, this home blends comfort, character, and convenience in a way that’s hard to find. With its inviting porch, glowing natural light, and unmistakable charm, this home offers the cozy, classic feel you’ve been searching for—right in the heart of New Brighton.

Key facts

• Covered front porch
• Covered side patio
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• ABUNDANCE OF LARGE WINDOWS
• FULLY EQUIPPED KITCHEN
• COVERED SIDE PATIO
• FIRST-FLOOR MASTER SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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; 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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.
• Current owner paid $73k; list at $125k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $176,467
• List price: $125,000
• Delta: -29.17%
• 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
1405 4th Ave	0.39mi	4/1.0	2,046 (-2%)	5mo	$189,400	$93	74
1814 5th St	0.51mi	4/2.0	2,059 (-2%)	1mo	$95,000	$46	68
507 7th Ave	0.41mi	4/2.0	1,926 (-8%)	1mo	$185,000	$96	62
315 14th St	0.37mi	4/2.0	2,256 (+8%)	11mo	$191,000	$85	57
1702 3rd Ave	0.70mi	4/1.5	1,992 (-5%)	2mo	$190,000	$95	55
705 4th St	0.48mi	3/1.0 (-1)	1,912 (-9%)	4mo	$135,000	$71	54
400 12th St	0.25mi	5/2.5 (+1)	2,318 (+10%)	10mo	$135,000	$58	51
1103 5th St	0.53mi	4/2.0	1,826 (-13%)	2mo	$149,000	$82	48
534 12th Ave	0.45mi	4/1.0	1,784 (-15%)	9mo	$60,500	$34	47
1440 Penn Ave	0.43mi	5/2.0 (+1)	2,356 (+12%)	7mo	$190,000	$81	45
604 Penn Ave	0.43mi	3/1.5 (-1)	1,789 (-15%)	7mo	$181,000	$101	43
4100 39th Ave	0.73mi	3/1.5 (-1)	1,975 (-6%)	8mo	$124,000	$63	42

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,497
• Equity at exit: $18,638

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $33,644
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $373

Break-even live

Break-even rent $1,056

Max offer price $125,000

Occupancy floor 71%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $125,000 Active 57 DOM
2. 2026-06-17
   days on market $125,000 Active 56 DOM
3. 2026-06-16
   days on market $125,000 Active 55 DOM
4. 2026-06-15
   days on market $125,000 Active 54 DOM
5. 2026-06-13
   days on market $125,000 Active 52 DOM
6. 2026-06-13
   days on market $125,000 Active 51 DOM
7. 2026-06-09
   days on market $125,000 Active 48 DOM
8. 2026-06-08
   days on market $125,000 Active 47 DOM
9. 2026-06-07
   days on market $125,000 Active 46 DOM
10. 2026-06-03
    days on market $125,000 Active 42 DOM
11. 2026-06-02
    days on market $125,000 Active 41 DOM
12. 2026-06-01
    days on market $125,000 Active 40 DOM
13. 2026-05-31
    days on market $125,000 Active 39 DOM
14. 2026-04-19
    listed $125,000 Active 1770-char remark

    Show marketing remark (1770 chars)

    Step into the timeless charm of this spacious 4-bedroom home, beautifully positioned on a corner lot in the heart of New Brighton. From the moment you arrive, the home’s wide, covered front porch and freshly poured concrete sidewalks set the tone—classic curb appeal with an old-soul warmth that’s impossible to resist. Inside, the first floor unfolds with sun-filled living spaces, thanks to an abundance of large windows that invite natural light to sweep through every room. The expansive living room offers plenty of space to gather, while the oversized dining room is ideal for hosting holidays, dinners, and celebrations of every kind. At the center of the home sits a huge, fully equipped kitchen, complete with all appliances included. From here, step out onto the covered side patio—the perfect spot to unwind in the evening air or enjoy a quiet morning coffee. The first-floor master suite adds convenience and privacy, featuring its own full bathroom and generous layout. Upstairs, follow the classic handrail and ornate woodwork banister to three additional bedrooms and a centrally located full bath. Large windows throughout the second floor offer lovely views of the city, creating a peaceful backdrop to everyday living. A side mudroom entrance adds practicality, giving you a place to drop shoes, bags, and coats before entering the main living areas. Located within easy walking distance to the middle school, a supermarket, and numerous downtown shops, this home blends comfort, character, and convenience in a way that’s hard to find. With its inviting porch, glowing natural light, and unmistakable charm, this home offers the cozy, classic feel you’ve been searching for—right in the heart of New Brighton.

15. 2023-04-26
    soldstatus $73,000
16. 2023-04-21
    soldstatus $73,000 Closed 145-char remark

    Show marketing remark (145 chars)

    Come see the possibilities this 2 story home provides. With some TLC this house has plenty of space and extra rooms to have it feeling like home.

17. 2023-04-15
    status Pending 145-char remark

    Show marketing remark (145 chars)

    Come see the possibilities this 2 story home provides. With some TLC this house has plenty of space and extra rooms to have it feeling like home.

18. 2023-02-24
    status Active 145-char remark

    Show marketing remark (145 chars)

    Come see the possibilities this 2 story home provides. With some TLC this house has plenty of space and extra rooms to have it feeling like home.

19. 2022-12-02
    historical Contingent 145-char remark

    Show marketing remark (145 chars)

    Come see the possibilities this 2 story home provides. With some TLC this house has plenty of space and extra rooms to have it feeling like home.

20. 2022-11-25
    price $87,500 145-char remark

    Show marketing remark (145 chars)

    Come see the possibilities this 2 story home provides. With some TLC this house has plenty of space and extra rooms to have it feeling like home.

21. 2022-10-06
    price $92,500 145-char remark

    Show marketing remark (145 chars)

    Come see the possibilities this 2 story home provides. With some TLC this house has plenty of space and extra rooms to have it feeling like home.

22. 2022-08-22
    listed $100,000 Active 145-char remark

    Show marketing remark (145 chars)

    Come see the possibilities this 2 story home provides. With some TLC this house has plenty of space and extra rooms to have it feeling like home.

23. 2019-11-22
    soldstatus $60,000 Sold
24. 2019-11-21
    soldstatus $60,000
25. 2019-10-14
    historical Contingent
26. 2019-10-01
    price $69,900
27. 2019-09-03
    price $75,000
28. 2019-08-22
    listed $85,000 Active
29. 2017-09-28
    soldstatus $10,000 Sold
30. 2017-09-07
    status Under Contract
31. 2017-09-05
    historical Contingent
32. 2017-08-30
    listed $12,900 Active

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: +$225/yr (+$19/mo · 14.8%)

ⓘ 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: $18,341
• − Mortgage interest: −$7,002
• − Property taxes: −$1,524
• − Insurance: −$625
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$3,636
• Taxable income: $2,619
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,846/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

+869.0% since first listed

19 events — show timeline

• 2026-04-19 Listed $125,000 West Penn MLS
• 2023-04-26 Sold (Public Records) $73,000 Public Records
• 2023-04-21 Sold (MLS) $73,000 West Penn MLS
• 2023-04-15 Pending — West Penn MLS
• 2023-02-24 Relisted — West Penn MLS
• 2022-12-02 Contingent — West Penn MLS
• 2022-11-25 Price Changed $87,500 West Penn MLS
• 2022-10-06 Price Changed $92,500 West Penn MLS
• 2022-08-22 Listed $100,000 West Penn MLS
• 2019-11-22 Sold (MLS) $60,000 West Penn MLS
• 2019-11-21 Sold (Public Records) $60,000 Public Records
• 2019-10-14 Contingent — West Penn MLS
• 2019-10-01 Price Changed $69,900 West Penn MLS
• 2019-09-03 Price Changed $75,000 West Penn MLS
• 2019-08-22 Listed $85,000 West Penn MLS
• 2017-09-28 Sold (MLS) $10,000 West Penn MLS
• 2017-09-07 Pending — West Penn MLS
• 2017-09-05 Contingent — West Penn MLS
• 2017-08-30 Listed $12,900 West Penn MLS

Property tax history

-0.8%/yr

Latest (2026): $1,524 · +4.6% YoY. Source: county tax records.