Real Estate Investing in Beaver, Pennsylvania (15009)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 15009 (Beaver, PA)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Beaver, PA (15009)?
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Market Analysis: 15009 Beaver
The 15009 ZIP in Beaver, PA is a local-operator market. Outside capital chasing a $283K entry has to pair deep knowledge with the discount.
Looking more closely, the numbers look inviting — $283K purchase price, 0.0% nominal cap — the work to hit that pro forma in 15009 is substantial and deserves full respect.
The gap between 15009 and stronger Beaver ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 15009 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 15009 is an operator game, not a passive one. On balance, entry prices of $283K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Beaver:
Property Strategy for 15009
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $194,027 | $1,010 | 3.7% | +6.3% | $97,014 |
| 3BR | $245,024 | $1,290 | 3.8% | +5.7% | $81,675 |
| 4BR | $371,482 | $1,390 | 2.7% | +5.8% | $92,870 |
| 5BR | $457,061 | — | — | +5.0% | $91,412 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 15009 Compare?
| Metric | 15009 | Beaver | Pittsburgh, PA | Pennsylvania |
|---|---|---|---|---|
| Home Value | $282,776 | $282,776 | N/A | $278,018 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 6.3% |
| Avg Rent | $1,170 | $1,170 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 15009 (Beaver, PA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $282,776 |
| Monthly Rent | $1,170 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +9.9% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 15009
Population: 15,610
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 15009
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 646 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does a duplex house hack pencil in Beaver, PA?
Beaver, PA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $283K price point reasonable to enter.
What kind of market is Beaver, PA for investors?
With a 3.0/5 investability score, Beaver, PA ranks as a solid market for rental property investors. Median prices of $283K and rents of $1,170/mo drive the underlying numbers.
Is housing expensive in Beaver, PA?
In Beaver, PA the median home value sits at $283K. Against the broader PA market, that reads as reasonable for most investors.
What monthly rent should investors expect in Beaver, PA?
Expect rents around $1,170/mo per month in Beaver, PA. With home values at $283K, the yield math works out to reasonable levels for rental investors.
What is the tenant pool like in Beaver, PA?
Tenant quality in Beaver, PA ranks as solid. Landlords generally report stable occupancy at market rents of $1,170/mo.
You know 15009 now. You don’t know where it ranks.
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How 15009 ranks in Pittsburgh, PA
Every ZIP in this metro, ranked. Free.
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