123 Route 68 · Rochester, PA 15074

$69,900

5 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 68 Days on market

Built 1927 8,712 sqft lot $54/sqft · 53% below area

---

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

Listing remarks MLS

Investors! Charming 5-Bedroom Fixer Upper with Great Potential – Sold As-Is Discover the possibilities with this 5-bedroom, 1 full bath, and 2 partial bath home offering 1,411 sq. ft. of living space. Ideal for investors or handy homeowners, this property is being sold as-is and provides a solid foundation for your renovation vision. Main Features: • Spacious layout with 5 bedrooms—plenty of room for family, guests, or creative use and bonus room in basement • 1 full bath conveniently located on the first floor plus 2 partial baths • Inviting front and back porches perfect for relaxing or entertaining • Inflatable hot tub located in the basement- filled in November 2025 • 100-amp electrical system • Includes washer, dryer, stove, and a non-functioning dishwasher • Central air system in place (needs Freon recharge) • Home needs a new roof and general updates throughout This home presents an excellent opportunity to add sweat equity and create your dream space. Whether you’re looking for a new project or your next investment property, this one has great potential at an affordable price point. Homeowner uses as primary residence. Property sold as-is.

Key facts

• Solid foundation
• Central air system
• 8,712 sq ft lot

Tags

• SOLID FOUNDATION
• BONUS ROOM IN BASEMENT
• 100 AMP ELECTRICAL SYSTEM
• CENTRAL AIR SYSTEM

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

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: 36 active listings in the ZIP; 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $70k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 2.04% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.55%
• DSCR: 2.45
• GRM: 4.1

CMA / ARV

• ARV (median comp): $161,092
• List price: $69,900
• Delta: -56.61%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 Pennsylvania Ave	0.59mi	4/2.0 (-1)	1,264 (-2%)	10mo	$130,000	$103	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.15×
• Total profit: $22,576
• Equity at exit: $10,422

10-year hold

• IRR: 35.2%
• Equity multiple: 4.25×
• Total profit: $63,563
• Equity at exit: $6,044

Cash invested: $19,572 (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: 36
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $531

Break-even live

Break-even rent $753

Max offer price $69,900

Occupancy floor 58%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $69,900 Active 68 DOM
2. 2026-06-17
   days on market $69,900 Active 67 DOM
3. 2026-06-16
   days on market $69,900 Active 66 DOM
4. 2026-06-15
   days on market $69,900 Active 65 DOM
5. 2026-06-13
   days on market $69,900 Active 63 DOM
6. 2026-06-09
   days on market $69,900 Active 59 DOM
7. 2026-06-08
   days on market $69,900 Active 58 DOM
8. 2026-06-07
   days on market $69,900 Active 57 DOM
9. 2026-06-03
   days on market $69,900 Active 53 DOM
10. 2026-06-02
    days on market $69,900 Active 52 DOM
11. 2026-06-01
    days on market $69,900 Active 51 DOM
12. 2026-05-31
    days on market $69,900 Active 50 DOM
13. 2026-04-10
    listed $80,000 Active 1223-char remark

    Show marketing remark (1223 chars)

    Investors! Charming 5-Bedroom Fixer Upper with Great Potential – Sold As-Is Discover the possibilities with this 5-bedroom, 1 full bath, and 2 partial bath home offering 1,411 sq. ft. of living space. Ideal for investors or handy homeowners, this property is being sold as-is and provides a solid foundation for your renovation vision. Main Features: • Spacious layout with 5 bedrooms—plenty of room for family, guests, or creative use and bonus room in basement • 1 full bath conveniently located on the first floor plus 2 partial baths • Inviting front and back porches perfect for relaxing or entertaining • Inflatable hot tub located in the basement- filled in November 2025 • 100-amp electrical system • Includes washer, dryer, stove, and a non-functioning dishwasher • Central air system in place (needs Freon recharge) • Home needs a new roof and general updates throughout This home presents an excellent opportunity to add sweat equity and create your dream space. Whether you’re looking for a new project or your next investment property, this one has great potential at an affordable price point. Homeowner uses as primary residence. Property sold as-is.

14. 2026-04-09
    listed $80,000 Active
15. 2019-05-03
    soldstatus $24,009 Sold
16. 2019-04-17
    status Under Contract
17. 2019-04-14
    historical Contingent
18. 2019-04-09
    price $25,900
19. 2019-03-13
    status Active
20. 2019-03-11
    historical Contingent
21. 2019-02-08
    listed $29,900 Active
22. 1997-03-03
    soldstatus $48,000

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,387 · $199/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,096
• − Mortgage interest: −$3,915
• − Property taxes: −$2,387
• − Insurance: −$350
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,033
• Taxable income: $5,675
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,009/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

• 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

+66.7% since first listed

10 events — show timeline

• 2026-04-10 Listed $80,000 West Penn MLS
• 2026-04-09 Listed $80,000 West Penn MLS
• 2019-05-03 Sold (MLS) $24,009 West Penn MLS
• 2019-04-17 Pending — West Penn MLS
• 2019-04-14 Contingent — West Penn MLS
• 2019-04-09 Price Changed $25,900 West Penn MLS
• 2019-03-13 Relisted — West Penn MLS
• 2019-03-11 Contingent — West Penn MLS
• 2019-02-08 Listed $29,900 West Penn MLS
• 1997-03-03 Sold (Public Records) $48,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,387 · +3.4% YoY. Source: county tax records.