618 Broadway Ave · McKees Rocks, PA 15136

$189,000

8 bd · 4.0 ba · 2,880 sqft · Other public records · 56 Days on market

Built 1920 3,001 sqft lot

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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).

• Cash flow +13.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors who love to tap the untapped potential in a property will love 618 Broadway. The building is the perfect large brick box that makes it easy to maintain. ALL THE UTILITIES ARE SEPARATED. .. and garbage and sewer are billed back to tenants. The bottom 2 units are 1 bed and 1 bath. The top 2 units are each 3 bed and 1 bath. One of the 3 bed units is in need of a full renovation. Once that is done, watch the cash flow roll in. There is also an extra cherry on top. .. .A massive 1500 sq ft garage with 15ft ceilings. Live in a unit and run your business from the garage or use the garage as additional rental income. The choice is yours. The location is perfect, within walking distance to stores and restaurants and schools. Close to public transportation. More photos coming, but I would not wait!

Key facts

• 15ft ceilings
• Massive garage
• 3,001 sq ft lot

Tags

• MASSIVE GARAGE
• 15FT CEILINGS
• WALKING DISTANCE TO STORES
• WALKING DISTANCE TO SCHOOLS
• CLOSE TO PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath other listed at $189k.

Deal economics

• At list price, monthly cash flow is $-4 ($-53/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (4.2% below list).
• Recommended offer: $181k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 10.0% in McKees Rocks — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Sto-Rox Primary Ctr (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 328 students, 100% FRL); Sto-Rox Upper El Sch (math 3% / reading 20%, grade F, #492 of 512 statewide, top 96%, 218 students, 100% FRL); Sto-Rox Jshs (math 2% / reading 2%, grade F, #437 of 437 statewide, top 100%, 517 students, 92% FRL) — zoned schools average 98% FRL vs 77% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.1%/yr); 126 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $103k; list at $189k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,103 (4.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (median comp): $49,334
• List price: $189,000
• Delta: 283.10%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.60×
• Total profit: $-21,227
• Equity at exit: $28,181

10-year hold

• IRR: 5.2%
• Equity multiple: 1.48×
• Total profit: $25,151
• Equity at exit: $16,341

Cash invested: $52,920 (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: 126
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$365 /mo · $4,382/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-4

Break-even live

Break-even rent $1,817

Max offer price $188,227

Occupancy floor 95%

Sensitivity live

Price	-10% $103	-5% $49	+0% $-4	+5% $-58	+10% $-111
Rent	-10% $-147	-5% $-76	+0% $-4	+5% $67	+10% $139
Rate	-1.0pp $91	-0.5pp $44	base $-4	+0.5pp $-53	+1.0pp $-103

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-05
   statusdays on market $189,000 Pending 56 DOM
2. 2026-06-03
   days on market $189,000 Active 55 DOM
3. 2026-06-02
   days on market $189,000 Active 54 DOM
4. 2026-06-01
   days on market $189,000 Active 53 DOM
5. 2026-05-31
   days on market $189,000 Active 52 DOM
6. 2026-05-04
   price $189,000 809-char remark

   Show marketing remark (809 chars)

   Investors who love to tap the untapped potential in a property will love 618 Broadway. The building is the perfect large brick box that makes it easy to maintain. ALL THE UTILITIES ARE SEPARATED. .. and garbage and sewer are billed back to tenants. The bottom 2 units are 1 bed and 1 bath. The top 2 units are each 3 bed and 1 bath. One of the 3 bed units is in need of a full renovation. Once that is done, watch the cash flow roll in. There is also an extra cherry on top. .. .A massive 1500 sq ft garage with 15ft ceilings. Live in a unit and run your business from the garage or use the garage as additional rental income. The choice is yours. The location is perfect, within walking distance to stores and restaurants and schools. Close to public transportation. More photos coming, but I would not wait!

7. 2026-04-09
   listed $195,000 Active 809-char remark

   Show marketing remark (809 chars)

   Investors who love to tap the untapped potential in a property will love 618 Broadway. The building is the perfect large brick box that makes it easy to maintain. ALL THE UTILITIES ARE SEPARATED. .. and garbage and sewer are billed back to tenants. The bottom 2 units are 1 bed and 1 bath. The top 2 units are each 3 bed and 1 bath. One of the 3 bed units is in need of a full renovation. Once that is done, watch the cash flow roll in. There is also an extra cherry on top. .. .A massive 1500 sq ft garage with 15ft ceilings. Live in a unit and run your business from the garage or use the garage as additional rental income. The choice is yours. The location is perfect, within walking distance to stores and restaurants and schools. Close to public transportation. More photos coming, but I would not wait!

8. 2018-12-10
   soldstatus $103,000
9. 2018-12-07
   soldstatus $103,000 Sold 373-char remark

   Show marketing remark (373 chars)

   Four unit building with a huge garage in the back alley. Two one bed, one bath units and two, three bed, one bath units. All utilities are separated. The one unit upstairs needs some TLC and you will have a fully operating building. Solid brick construction and a flat rubber roof that was replaced within the last five years. Two units and the garage are currently rented.

10. 2018-11-12
    status Under Contract 373-char remark

    Show marketing remark (373 chars)

    Four unit building with a huge garage in the back alley. Two one bed, one bath units and two, three bed, one bath units. All utilities are separated. The one unit upstairs needs some TLC and you will have a fully operating building. Solid brick construction and a flat rubber roof that was replaced within the last five years. Two units and the garage are currently rented.

11. 2018-11-12
    price $100,000 373-char remark

    Show marketing remark (373 chars)

    Four unit building with a huge garage in the back alley. Two one bed, one bath units and two, three bed, one bath units. All utilities are separated. The one unit upstairs needs some TLC and you will have a fully operating building. Solid brick construction and a flat rubber roof that was replaced within the last five years. Two units and the garage are currently rented.

12. 2018-11-07
    listed $70,000 Active 373-char remark

    Show marketing remark (373 chars)

    Four unit building with a huge garage in the back alley. Two one bed, one bath units and two, three bed, one bath units. All utilities are separated. The one unit upstairs needs some TLC and you will have a fully operating building. Solid brick construction and a flat rubber roof that was replaced within the last five years. Two units and the garage are currently rented.

13. 2016-02-29
    soldstatus $36,000
14. 2006-11-03
    soldstatus $48,510
15. 2006-05-10
    soldstatus $50,000
16. 2006-05-08
    soldstatus $50,000
17. 2006-01-30
    listed $69,900

ⓘ 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: $4,382 · $365/mo
• Projected year-2 tax: $4,382 · $365/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 6/10 Major FEMA zone X (unshaded) · 69% 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: $21,732
• − Mortgage interest: −$10,587
• − Property taxes: −$4,382
• − Insurance: −$945
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$5,498
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $705/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

• 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

+170.4% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $189,000 West Penn MLS
• 2026-04-09 Listed $195,000 West Penn MLS
• 2018-12-10 Sold (Public Records) $103,000 Public Records
• 2018-12-07 Sold (MLS) $103,000 West Penn MLS
• 2018-11-12 Pending — West Penn MLS
• 2018-11-12 Price Changed $100,000 West Penn MLS
• 2018-11-07 Listed $70,000 West Penn MLS
• 2016-02-29 Sold (Public Records) $36,000 Public Records
• 2006-11-03 Sold (Public Records) $48,510 Public Records
• 2006-05-10 Sold (MLS) $50,000 West Penn MLS
• 2006-05-08 Sold (Public Records) $50,000 Public Records
• 2006-01-30 Listed $69,900 West Penn MLS

Property tax history

+7.8%/yr

Latest (2026): $4,382 · +4.0% YoY. Source: county tax records.