333 Washington St · McKees Rocks, PA 15136

$45,000

2 bd · 1.0 ba · 1,008 sqft · Townhouse public records · 14 Days on market

Built 1929 723 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

Listing remarks MLS

This 2 bedroom all brick row home is ready for it's new owner. Whether you are a seasoned investor or a first time beginner just breaking into the business, this end unit rowhouse makes sense! Currently rented at $625 a month plus all utilities, you really can't go wrong. Just off the kitchen is a fenced, covered patio and there is a full basement. Home has always been easy to rent and its close to public transportation. Don't wait! This McKees Rocks money maker won't last!

Key facts

• All brick row homes
• Covered rear patio
• Full basement

Tags

• ALL BRICK ROW HOMES
• COVERED REAR PATIO
• FULL BASEMENT
• PUBLIC TRANSPORTATION ACCESS
• MAJOR COMMUTING ROUTES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: On-street parking; Public sewer; Public water; Public transportation access

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; Wall/window cooling unit(s)
• Interior features: Interior entry basement; Carpet and vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 23.2% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $311 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.71% ✓
• Cap rate: 23.19%
• Cash-on-cash: 60.35%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.4%
• Equity multiple: 3.86×
• Total profit: $36,046
• Equity at exit: $6,710

10-year hold

• IRR: 66.1%
• Equity multiple: 9.61×
• Total profit: $108,424
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$236
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $578

Break-even live

Break-even rent $489

Max offer price $45,000

Occupancy floor 48%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	23d	1	0.58mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	43d	1	0.64mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	23d	1	0.69mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	43d	1	0.72mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	7d	1	0.84mi
219 Woodlawn Ave Pittsburgh, PA	2.0	1.0	925	$1,075	$1.16	43d	1	0.89mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	23d	1	0.89mi
117 Crawford Ave Unit 2 Pittsburgh, PA	1.0	1.0	700	$900	$1.29	43d	1	0.89mi
149 S Euclid Ave Unit 1 Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	17d	1	0.97mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	23d	1	1.01mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	23d	1	1.06mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	43d	1	1.07mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	14d	1	1.08mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	43d	1	1.10mi
25 Grant Ave #1 Bellevue, PA	1.0	1.0	950	$1,095	$1.15	1d	1	1.13mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	20d	1	1.13mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	23d	1	1.13mi
71-73 Sheridan Ave Unit 73 Pittsburgh, PA	2.0	1.0	900	$1,100	$1.22	43d	1	1.22mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	43d	1	1.22mi
118 Arch Ave Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	23d	1	1.24mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	1d	1	1.25mi
16 N Fremont Ave Pittsburgh, PA	2.0	1.0	1000	$1,100	$1.10	43d	1	1.31mi
220 S Home Ave Pittsburgh, PA	1.0	1.0	840	$1,299	$1.55	43d	1	1.40mi
464 Teece Ave Unit 4 Pittsburgh, PA	1.0	1.0	950	$1,200	$1.26	17d	1	1.46mi
937 Jackman Ave Unit 1 Pittsburgh, PA	1.0	1.0	1200	$1,390	$1.16	44d	1	1.47mi
478 Teece Ave Pittsburgh, PA	2.0	2.0	950	$1,325	$1.39	43d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $45,000 Active 14 DOM
2. 2026-06-17
   days on market $45,000 Active 13 DOM
3. 2026-06-16
   days on market $45,000 Active 12 DOM
4. 2026-06-15
   days on market $45,000 Active 11 DOM
5. 2026-06-13
   days on market $45,000 Active 9 DOM
6. 2026-06-09
   days on market $45,000 Active 5 DOM
7. 2026-06-08
   days on market $45,000 Active 4 DOM
8. 2026-06-07
   days on market $45,000 Active 3 DOM
9. 2026-06-05
   remarks 517-char remark
10. 2026-06-05
    listed $45,000 Active 1 DOM

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/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 · 19 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: $14,646
• − Mortgage interest: −$2,521
• − Property taxes: −$909
• − Insurance: −$891
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$1,309
• Taxable income: $6,672
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,337/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

+80.0% since first listed

11 events — show timeline

• 2026-06-04 Listed $45,000 West Penn MLS
• 2022-11-08 Sold (Public Records) $30,000 Public Records
• 2022-10-26 Sold (MLS) $30,000 West Penn MLS
• 2022-08-16 Pending — West Penn MLS
• 2022-08-09 Listed $30,000 West Penn MLS
• 2021-07-21 Listed $65,000 West Penn MLS
• 2011-04-01 Sold (MLS) $16,656 West Penn MLS
• 2011-04-01 Price Changed $23,500 West Penn MLS
• 2010-11-23 Listed $16,656 West Penn MLS
• 2003-02-04 Sold (MLS) $20,000 West Penn MLS
• 2002-07-10 Listed $25,000 West Penn MLS

Property tax history

+4.3%/yr

Latest (2026): $909 · +4.1% YoY. Source: county tax records.