113 Clay Way · McKees Rocks, PA 15136

$35,000

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 89 Days on market

Built 1910 1,041 sqft lot $43/sqft · 28% below area Est $49k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for your next investment. .. this may be the one. Whether you want to renovate, or rent, bring this home back to life.

Key facts

• 1,041 sq ft lot
• Built 1910
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.4% vs local median 11.7% in McKees Rocks — 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 82/100 on livability (#143 in PA, #1,154 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, employment F.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-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: 3.36% ✓
• Cap rate: 29.41%
• Cash-on-cash: 82.55%
• DSCR: 4.67
• GRM: 2.5

CMA / ARV

• ARV (median comp): $48,595
• List price: $35,000
• Delta: -27.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Linton St	0.46mi	1/1.0 (-1)	810 (-1%)	9mo	$27,000	$33	64
1005 3rd St	0.68mi	2/1.0	800 (-2%)	19mo	$110,000	$138	49
331 Fair Oaks St	0.58mi	2/1.0	880 (+7%)	16mo	$40,136	$46	47
26 May Ave	0.73mi	2/1.0	750 (-8%)	12mo	$40,000	$53	41
553 Fair Oaks St	0.61mi	3/2.0 (+1)	864 (+5%)	22mo	$110,000	$127	35
87 Harlem Ave	0.63mi	2/1.0	924 (+13%)	19mo	$66,000	$71	34
412 Woodward Ave	0.62mi	3/1.0 (+1)	920 (+12%)	23mo	$40,000	$43	27
1151 Stowe Ave	0.67mi	3/1.0 (+1)	928 (+13%)	19mo	$18,000	$19	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 81.7%
• Equity multiple: 5.08×
• Total profit: $39,992
• Equity at exit: $5,219

10-year hold

• IRR: 86.4%
• Equity multiple: 12.64×
• Total profit: $114,044
• Equity at exit: $3,026

Cash invested: $9,800 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$184
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $619

Break-even live

Break-even rent $391

Max offer price $35,000

Occupancy floor 42%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	43d	1	0.47mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	7d	1	0.70mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	23d	1	0.72mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	23d	1	0.87mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	43d	1	0.89mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	14d	1	0.92mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	23d	1	1.02mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	20d	1	1.02mi
114 Singer Ave McKees Rocks, PA	1.0	1.0	650	$800	$1.23	44d	1	1.05mi
219 Woodlawn Ave Pittsburgh, PA	2.0	1.0	925	$1,075	$1.16	43d	1	1.05mi
117 Crawford Ave Unit 2 Pittsburgh, PA	1.0	1.0	700	$900	$1.29	43d	1	1.06mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	2d	1	1.12mi
149 S Euclid Ave Unit 1 Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	17d	1	1.12mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	43d	1	1.12mi
145 Washington Ave Pittsburgh, PA	1.0	1.0	650	$950	$1.46	43d	1	1.19mi
25 Grant Ave #1 Bellevue, PA	1.0	1.0	950	$1,095	$1.15	2d	1	1.29mi
136 Sheridan Ave Pittsburgh, PA	1.0	1.0	625	$890	$1.42	23d	1	1.30mi
71-73 Sheridan Ave Unit 73 Pittsburgh, PA	2.0	1.0	900	$1,100	$1.22	43d	1	1.36mi
60 Sumner Ave Bellevue, PA	1.0	1.0	600	$1,004	$1.67	16d	2	1.37mi
118 Arch Ave Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	23d	1	1.41mi
16 N Fremont Ave Pittsburgh, PA	2.0	1.0	1000	$1,100	$1.10	43d	1	1.47mi

Listing history 13 events

1. 2026-06-09
   days on market $35,000 Active 89 DOM
2. 2026-06-08
   days on market $35,000 Active 88 DOM
3. 2026-06-07
   days on market $35,000 Active 87 DOM
4. 2026-06-05
   days on market $35,000 Active 84 DOM
5. 2026-06-03
   days on market $35,000 Active 83 DOM
6. 2026-06-02
   days on market $35,000 Active 82 DOM
7. 2026-06-01
   days on market $35,000 Active 81 DOM
8. 2026-05-31
   days on market $35,000 Active 80 DOM
9. 2026-03-12
   listed $35,000 Active 124-char remark

   Show marketing remark (124 chars)

   Ready for your next investment. .. this may be the one. Whether you want to renovate, or rent, bring this home back to life.

10. 2023-12-28
    historical Expired 96-char remark

    Show marketing remark (96 chars)

    Property is currently occupied by a 20+yr tenant who would like to continue to live in the home.

11. 2023-03-14
    price $40,000 96-char remark

    Show marketing remark (96 chars)

    Property is currently occupied by a 20+yr tenant who would like to continue to live in the home.

12. 2023-01-11
    price $45,000 96-char remark

    Show marketing remark (96 chars)

    Property is currently occupied by a 20+yr tenant who would like to continue to live in the home.

13. 2023-01-02
    listed $32,000 Active 96-char remark

    Show marketing remark (96 chars)

    Property is currently occupied by a 20+yr tenant who would like to continue to live in the home.

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $667 · $56/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,093
• − Mortgage interest: −$1,961
• − Property taxes: −$667
• − Insurance: −$842
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$1,018
• Taxable income: $7,351
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $5,659/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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — McKees Rocks

• Score: 82/100
• State rank: #143
• US rank: #1154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKees Rocks, PA
• County: Allegheny County · 1,022,028 people
• City population: 22,623
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

+9.4% since first listed

5 events — show timeline

• 2026-03-12 Listed $35,000 West Penn MLS
• 2023-12-28 Delisted — West Penn MLS
• 2023-03-14 Price Changed $40,000 West Penn MLS
• 2023-01-11 Price Changed $45,000 West Penn MLS
• 2023-01-02 Listed $32,000 West Penn MLS

Property tax history

+2.6%/yr

Latest (2026): $667 · +4.1% YoY. Source: county tax records.