1113 Broadway Ave · McKees Rocks, PA 15136

$109,900

2 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 62 Days on market

Built 1910 2,500 sqft lot

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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
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling all investors! Turnkey over-under duplex in Stowe Township featuring two fully self-contained units with separate entrances, offering both privacy and ease of tenancy. Organized as first-floor and second-floor ranch-style residences, the property presents a clear vertical layout that supports independent living across both levels. Each unit offers a comfortable configuration with defined living and dining spaces, anchored by decorative corner fireplaces that introduce character and visual interest. Original woodwork throughout adds depth to the interiors, while updated flooring and neutral finishes create a clean, move-in ready environment suitable for immediate occupancy. Both kitchens are equipped with stoves and refrigerators, providing essential functionality for tenants from day one. Recent updates—including windows, electrical improvements, and refreshed bathrooms—enhance overall livability while helping to reduce near-term maintenance concerns. Consistent window placement allows for natural light across both units, contributing to bright, practical living spaces. The covered front porch and upper balcony extend usable outdoor areas, offering additional appeal for occupants. A fenced-in rear yard further enhances tenant usability and flexibility. The property’s straightforward layout, combined with separate access points and a rear exterior stair, supports efficient management and strong rental potential. Whether expanding a portfolio or entering the market, this is a solid opportunity to secure a dual-unit property with immediate income capability and long-term upside. Inc. 3K credit toward + parking in rear of bldg.

Key facts

• 2,500 sq ft lot
• 2 parking spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $625/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 43% 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.23% ✓
• Cap rate: 19.93%
• Cash-on-cash: 48.71%
• DSCR: 3.17
• GRM: 3.7

CMA / ARV

• ARV (median comp): $49,789
• List price: $109,900
• Delta: 120.73%
• 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: 51.7%
• Equity multiple: 3.43×
• Total profit: $74,715
• Equity at exit: $16,386

10-year hold

• IRR: 58.9%
• Equity multiple: 8.36×
• Total profit: $226,510
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,454 high
• Mortgage (P&I): −$576
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $1,249

Break-even live

Break-even rent $873

Max offer price $109,900

Occupancy floor 44%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,454
Total (2 units)			$2,454

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	24d	1	0.45mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	24d	1	0.45mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	20d	1	0.45mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	44d	1	0.50mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	21d	1	0.61mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	24d	1	0.66mi

Listing history 19 events

1. 2026-06-16
   status $109,900 Pending 62 DOM
2. 2026-06-15
   days on market $109,900 Contingent 62 DOM
3. 2026-06-13
   days on market $109,900 Contingent 60 DOM
4. 2026-06-09
   days on market $109,900 Contingent 56 DOM
5. 2026-06-08
   days on market $109,900 Contingent 55 DOM
6. 2026-06-07
   days on market $109,900 Contingent 54 DOM
7. 2026-06-05
   days on market $109,900 Contingent 51 DOM
8. 2026-06-03
   days on market $109,900 Contingent 50 DOM
9. 2026-06-02
   days on market $109,900 Contingent 49 DOM
10. 2026-06-01
    days on market $109,900 Contingent 48 DOM
11. 2026-05-31
    days on market $109,900 Contingent 47 DOM
12. 2026-05-09
    historical Contingent 1677-char remark

    Show marketing remark (1677 chars)

    Calling all investors! Turnkey over-under duplex in Stowe Township featuring two fully self-contained units with separate entrances, offering both privacy and ease of tenancy. Organized as first-floor and second-floor ranch-style residences, the property presents a clear vertical layout that supports independent living across both levels. Each unit offers a comfortable configuration with defined living and dining spaces, anchored by decorative corner fireplaces that introduce character and visual interest. Original woodwork throughout adds depth to the interiors, while updated flooring and neutral finishes create a clean, move-in ready environment suitable for immediate occupancy. Both kitchens are equipped with stoves and refrigerators, providing essential functionality for tenants from day one. Recent updates—including windows, electrical improvements, and refreshed bathrooms—enhance overall livability while helping to reduce near-term maintenance concerns. Consistent window placement allows for natural light across both units, contributing to bright, practical living spaces. The covered front porch and upper balcony extend usable outdoor areas, offering additional appeal for occupants. A fenced-in rear yard further enhances tenant usability and flexibility. The property’s straightforward layout, combined with separate access points and a rear exterior stair, supports efficient management and strong rental potential. Whether expanding a portfolio or entering the market, this is a solid opportunity to secure a dual-unit property with immediate income capability and long-term upside. Inc. 3K credit toward + parking in rear of bldg.

13. 2026-04-29
    status Active 1677-char remark

    Show marketing remark (1677 chars)

    Calling all investors! Turnkey over-under duplex in Stowe Township featuring two fully self-contained units with separate entrances, offering both privacy and ease of tenancy. Organized as first-floor and second-floor ranch-style residences, the property presents a clear vertical layout that supports independent living across both levels. Each unit offers a comfortable configuration with defined living and dining spaces, anchored by decorative corner fireplaces that introduce character and visual interest. Original woodwork throughout adds depth to the interiors, while updated flooring and neutral finishes create a clean, move-in ready environment suitable for immediate occupancy. Both kitchens are equipped with stoves and refrigerators, providing essential functionality for tenants from day one. Recent updates—including windows, electrical improvements, and refreshed bathrooms—enhance overall livability while helping to reduce near-term maintenance concerns. Consistent window placement allows for natural light across both units, contributing to bright, practical living spaces. The covered front porch and upper balcony extend usable outdoor areas, offering additional appeal for occupants. A fenced-in rear yard further enhances tenant usability and flexibility. The property’s straightforward layout, combined with separate access points and a rear exterior stair, supports efficient management and strong rental potential. Whether expanding a portfolio or entering the market, this is a solid opportunity to secure a dual-unit property with immediate income capability and long-term upside. Inc. 3K credit toward + parking in rear of bldg.

14. 2026-04-20
    historical Contingent 1677-char remark

    Show marketing remark (1677 chars)

    Calling all investors! Turnkey over-under duplex in Stowe Township featuring two fully self-contained units with separate entrances, offering both privacy and ease of tenancy. Organized as first-floor and second-floor ranch-style residences, the property presents a clear vertical layout that supports independent living across both levels. Each unit offers a comfortable configuration with defined living and dining spaces, anchored by decorative corner fireplaces that introduce character and visual interest. Original woodwork throughout adds depth to the interiors, while updated flooring and neutral finishes create a clean, move-in ready environment suitable for immediate occupancy. Both kitchens are equipped with stoves and refrigerators, providing essential functionality for tenants from day one. Recent updates—including windows, electrical improvements, and refreshed bathrooms—enhance overall livability while helping to reduce near-term maintenance concerns. Consistent window placement allows for natural light across both units, contributing to bright, practical living spaces. The covered front porch and upper balcony extend usable outdoor areas, offering additional appeal for occupants. A fenced-in rear yard further enhances tenant usability and flexibility. The property’s straightforward layout, combined with separate access points and a rear exterior stair, supports efficient management and strong rental potential. Whether expanding a portfolio or entering the market, this is a solid opportunity to secure a dual-unit property with immediate income capability and long-term upside. Inc. 3K credit toward + parking in rear of bldg.

15. 2026-04-14
    status Active 1677-char remark

    Show marketing remark (1677 chars)

    Calling all investors! Turnkey over-under duplex in Stowe Township featuring two fully self-contained units with separate entrances, offering both privacy and ease of tenancy. Organized as first-floor and second-floor ranch-style residences, the property presents a clear vertical layout that supports independent living across both levels. Each unit offers a comfortable configuration with defined living and dining spaces, anchored by decorative corner fireplaces that introduce character and visual interest. Original woodwork throughout adds depth to the interiors, while updated flooring and neutral finishes create a clean, move-in ready environment suitable for immediate occupancy. Both kitchens are equipped with stoves and refrigerators, providing essential functionality for tenants from day one. Recent updates—including windows, electrical improvements, and refreshed bathrooms—enhance overall livability while helping to reduce near-term maintenance concerns. Consistent window placement allows for natural light across both units, contributing to bright, practical living spaces. The covered front porch and upper balcony extend usable outdoor areas, offering additional appeal for occupants. A fenced-in rear yard further enhances tenant usability and flexibility. The property’s straightforward layout, combined with separate access points and a rear exterior stair, supports efficient management and strong rental potential. Whether expanding a portfolio or entering the market, this is a solid opportunity to secure a dual-unit property with immediate income capability and long-term upside. Inc. 3K credit toward + parking in rear of bldg.

16. 2026-04-11
    listed $109,900 Active 1677-char remark

    Show marketing remark (1677 chars)

    Calling all investors! Turnkey over-under duplex in Stowe Township featuring two fully self-contained units with separate entrances, offering both privacy and ease of tenancy. Organized as first-floor and second-floor ranch-style residences, the property presents a clear vertical layout that supports independent living across both levels. Each unit offers a comfortable configuration with defined living and dining spaces, anchored by decorative corner fireplaces that introduce character and visual interest. Original woodwork throughout adds depth to the interiors, while updated flooring and neutral finishes create a clean, move-in ready environment suitable for immediate occupancy. Both kitchens are equipped with stoves and refrigerators, providing essential functionality for tenants from day one. Recent updates—including windows, electrical improvements, and refreshed bathrooms—enhance overall livability while helping to reduce near-term maintenance concerns. Consistent window placement allows for natural light across both units, contributing to bright, practical living spaces. The covered front porch and upper balcony extend usable outdoor areas, offering additional appeal for occupants. A fenced-in rear yard further enhances tenant usability and flexibility. The property’s straightforward layout, combined with separate access points and a rear exterior stair, supports efficient management and strong rental potential. Whether expanding a portfolio or entering the market, this is a solid opportunity to secure a dual-unit property with immediate income capability and long-term upside. Inc. 3K credit toward + parking in rear of bldg.

17. 2024-04-10
    historical $795
18. 2024-01-18
    price $795
19. 2023-12-28
    listed $850

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$464/yr (+$39/mo · 57.4%)

ⓘ 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 ≥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: $29,448
• − Mortgage interest: −$6,156
• − Property taxes: −$808
• − Insurance: −$550
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$3,197
• Taxable income: $14,025
• Est. tax owed @ 24.0%: −$3,366
• After-tax cash flow: $11,624/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

8 events — show timeline

• 2026-05-09 Contingent — West Penn MLS
• 2026-04-29 Relisted — West Penn MLS
• 2026-04-20 Contingent — West Penn MLS
• 2026-04-14 Relisted — West Penn MLS
• 2026-04-11 Listed $109,900 West Penn MLS
• 2024-04-10 Rental Removed $795 APPFOLIO
• 2024-01-18 Price Changed $795 APPFOLIO
• 2023-12-28 Listed for Rent $850 APPFOLIO

Property tax history

-10.4%/yr

Latest (2026): $808 · +4.0% YoY. Source: county tax records.