438 New York Ave · Rochester, PA 15074

$60,000

4 bd · 2.0 ba · 1,785 sqft · MultiFamily public records · 146 Days on market

Built 1903 3,484 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
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Unique Opportunity Awaits! Large Front Home Duplex Waiting For Your Personal Stamp. First Floor With Open Floor Plan. Separate Entrance to 2nd Floor Unit. 1 car Detached garage for extra storage. Adorable Cottage with long term tenant. Many possibilities, including turning this back to a 4 bedroom single family home, just bring your imagination!

Key facts

• Open floor plan
• Separate entrance
• Detached garage

Tags

• LARGE FRONT HOME DUPLEX
• OPEN FLOOR PLAN
• SEPARATE ENTRANCE
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.7% vs local median 6.7% in Rochester — 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 80/100 on livability (#220 in PA, #1,937 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools C-, amenities D, crime F.
• Rochester Area SD (rural): math 28% / reading 50% proficiency, ranked #375 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 3.56% ✓
• Cap rate: 31.73%
• Cash-on-cash: 90.86%
• DSCR: 5.04
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 91.6%
• Equity multiple: 5.25×
• Total profit: $71,324
• Equity at exit: $8,946

10-year hold

• IRR: 94.5%
• Equity multiple: 10.91×
• Total profit: $166,558
• Equity at exit: $5,188

Cash invested: $16,800 (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 15074

• Active inventory: 35
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,272

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,313	-5% $1,293	+0% $1,272	+5% $1,251	+10% $1,231
Rent	-10% $1,103	-5% $1,188	+0% $1,272	+5% $1,356	+10% $1,441
Rate	-1.0pp $1,302	-0.5pp $1,287	base $1,272	+0.5pp $1,256	+1.0pp $1,241

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,134
Total (2 units)			$2,135

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
169 Route 68 Rochester, PA	3.0	1.5	1500	$1,600	$1.07	25d	1	0.89mi
743 Wolf Ave Rochester, PA	3.0	1.0	1500	$1,375	$0.92	45d	1	0.90mi

Listing history 24 events

1. 2026-06-21
   days on market $60,000 Active 146 DOM
2. 2026-06-18
   days on market $60,000 Active 143 DOM
3. 2026-06-17
   days on market $60,000 Active 142 DOM
4. 2026-06-16
   days on market $60,000 Active 141 DOM
5. 2026-06-15
   days on market $60,000 Active 140 DOM
6. 2026-06-13
   days on market $60,000 Active 138 DOM
7. 2026-06-09
   days on market $60,000 Active 134 DOM
8. 2026-06-08
   days on market $60,000 Active 133 DOM
9. 2026-06-07
   days on market $60,000 Active 132 DOM
10. 2026-06-03
    days on market $60,000 Active 128 DOM
11. 2026-06-02
    days on market $60,000 Active 127 DOM
12. 2026-06-01
    days on market $60,000 Active 126 DOM
13. 2026-05-31
    days on market $60,000 Active 125 DOM
14. 2026-05-05
    price $62,500 347-char remark

    Show marketing remark (347 chars)

    Unique Opportunity Awaits! Large Front Home Duplex Waiting For Your Personal Stamp. First Floor With Open Floor Plan. Separate Entrance to 2nd Floor Unit. 1 car Detached garage for extra storage. Adorable Cottage with long term tenant. Many possibilities, including turning this back to a 4 bedroom single family home, just bring your imagination!

15. 2026-04-14
    price $65,000 347-char remark

    Show marketing remark (347 chars)

    Unique Opportunity Awaits! Large Front Home Duplex Waiting For Your Personal Stamp. First Floor With Open Floor Plan. Separate Entrance to 2nd Floor Unit. 1 car Detached garage for extra storage. Adorable Cottage with long term tenant. Many possibilities, including turning this back to a 4 bedroom single family home, just bring your imagination!

16. 2026-03-07
    price $69,900 347-char remark

    Show marketing remark (347 chars)

    Unique Opportunity Awaits! Large Front Home Duplex Waiting For Your Personal Stamp. First Floor With Open Floor Plan. Separate Entrance to 2nd Floor Unit. 1 car Detached garage for extra storage. Adorable Cottage with long term tenant. Many possibilities, including turning this back to a 4 bedroom single family home, just bring your imagination!

17. 2026-02-21
    status Active 347-char remark

    Show marketing remark (347 chars)

    Unique Opportunity Awaits! Large Front Home Duplex Waiting For Your Personal Stamp. First Floor With Open Floor Plan. Separate Entrance to 2nd Floor Unit. 1 car Detached garage for extra storage. Adorable Cottage with long term tenant. Many possibilities, including turning this back to a 4 bedroom single family home, just bring your imagination!

18. 2026-02-16
    historical Contingent 347-char remark

    Show marketing remark (347 chars)

    Unique Opportunity Awaits! Large Front Home Duplex Waiting For Your Personal Stamp. First Floor With Open Floor Plan. Separate Entrance to 2nd Floor Unit. 1 car Detached garage for extra storage. Adorable Cottage with long term tenant. Many possibilities, including turning this back to a 4 bedroom single family home, just bring your imagination!

19. 2026-01-24
    listed $75,000 Active 347-char remark

    Show marketing remark (347 chars)

    Unique Opportunity Awaits! Large Front Home Duplex Waiting For Your Personal Stamp. First Floor With Open Floor Plan. Separate Entrance to 2nd Floor Unit. 1 car Detached garage for extra storage. Adorable Cottage with long term tenant. Many possibilities, including turning this back to a 4 bedroom single family home, just bring your imagination!

20. 2015-05-31
    historical 68-char remark

    Show marketing remark (68 chars)

    MAIN HOUSE WITH 2 UNITS. SMALL HOUSE IN REAR, PLUS GARAGE ALL RENTED

21. 2015-04-10
    listed $79,000 Active 68-char remark

    Show marketing remark (68 chars)

    MAIN HOUSE WITH 2 UNITS. SMALL HOUSE IN REAR, PLUS GARAGE ALL RENTED

22. 1982-03-31
    soldstatus $45,500
23. 1977-07-01
    soldstatus $34,500
24. 1965-07-01
    soldstatus $11,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,620
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$1,745
• Taxable income: $15,214
• Est. tax owed @ 24.0%: −$3,651
• After-tax cash flow: $11,613/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: Rochester Area SD
• NCES district ID: 4220460
• Math proficiency: 28% ▼ -3.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $40,841
• Composite: 32.7/100
• National rank: #5644
• State rank: #375 of 539 in PA

Livability — Rochester

• Score: 80/100
• State rank: #220
• US rank: #1937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, PA
• Population (ZIP): 8,543

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6%
• Common ancestry: Romanian 4% Slovak 2% Serbian 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.06%
• Current HPI: 166.4711
• Rent YoY: —
• Metro: —
• 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

+468.2% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $62,500 West Penn MLS
• 2026-04-14 Price Changed $65,000 West Penn MLS
• 2026-03-07 Price Changed $69,900 West Penn MLS
• 2026-02-21 Relisted — West Penn MLS
• 2026-02-16 Contingent — West Penn MLS
• 2026-01-24 Listed $75,000 West Penn MLS
• 2015-05-31 Delisted — West Penn MLS
• 2015-04-10 Listed $79,000 West Penn MLS
• 1982-03-31 Sold (Public Records) $45,500 Public Records
• 1977-07-01 Sold (Public Records) $34,500 Public Records
• 1965-07-01 Sold (Public Records) $11,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $3,487 · +2.9% YoY. Source: county tax records.