514 Woodward Ave · McKees Rocks, PA 15136

$189,900

5 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 23 Days on market

Built 1920 4,552 sqft lot Est $144k · 31% over

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Why this score? — see what drove the C- 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.1/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 5 bedroom, 2 full bath home designed for comfortable and convenient living. The main level features a highly desirable first floor bedroom with an updated, accessible walk in shower. The main floor also includes a convenient laundry area, a fully equipped kitchen, and a large dining room perfect for family gatherings. Slide open the glass doors to access the outdoor patio and screened-in porch. The property sits on a generous, fully fenced lot that includes a sizable side yard, offering plenty of secure outdoor space. Complete with a welcoming covered front porch and a dedicated basement storage room, this home offers excellent space and utility inside and out.

Key facts

• Screened in porch
• Outdoor patio
• First floor bedroom

Tags

• FIRST FLOOR BEDROOM
• ACCESSIBLE WALK IN SHOWER
• CONVENIENT LAUNDRY AREA
• FULLY EQUIPPED KITCHEN
• OUTDOOR PATIO
• SCREENED IN PORCH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Composition roof; Home warranty included
• Exterior features: Public transportation nearby

Interior

• Kitchen: Stove; Refrigerator; Dishwasher; Some gas appliances
• Bedrooms: Bedroom 2 (upper level) — 15x15; Bedroom 3 (upper level) — 12x8; Bedroom 4 (upper level) — 10x11; Bedroom 5 (upper level) — 8x9
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating
• Interior features: Unfinished walk-out basement; Bonus room (upper level)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 37% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $144,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Harlem Ave	0.27mi	5/1.0	1,752 (+4%)	4mo	$112,000	$64	77
334 Russellwood Ave	0.15mi	4/1.5 (-1)	1,616 (-4%)	8mo	$149,000	$92	74
127 Amelia St	0.32mi	4/2.0 (-1)	1,625 (-3%)	1mo	$190,000	$117	70
916 2nd St	0.27mi	4/2.0 (-1)	1,766 (+5%)	6mo	$90,000	$51	65
902 Woodward Ave	0.44mi	4/1.5 (-1)	1,664 (-1%)	10mo	$142,500	$86	63
209 Greydon Ave	0.39mi	4/2.5 (-1)	1,660 (-1%)	8mo	$269,900	$163	62
439 Alexander St	0.43mi	4/2.0 (-1)	1,750 (+4%)	3mo	$10,500	$6	62
1117 Wayne Ave	0.23mi	4/2.0 (-1)	1,718 (+2%)	19mo	$200,000	$116	60
228 Marion St	0.29mi	4/1.5 (-1)	1,544 (-8%)	11mo	$92,700	$60	57
19 Shaw Ave	0.35mi	4/1.0 (-1)	1,485 (-12%)	6mo	$95,000	$64	54
1143 13th St	0.63mi	4/3.0 (-1)	1,740 (+4%)	17mo	$185,000	$106	38
1301 Broadway Ave	0.62mi	4/2.0 (-1)	1,502 (-11%)	19mo	$75,000	$50	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.21×
• Total profit: $11,152
• Equity at exit: $28,315

10-year hold

• IRR: 18.5%
• Equity multiple: 2.88×
• Total profit: $99,973
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $484

Break-even live

Break-even rent $1,498

Max offer price $189,900

Occupancy floor 72%

Sensitivity live

Price	-10% $591	-5% $538	+0% $484	+5% $430	+10% $376
Rent	-10% $317	-5% $400	+0% $484	+5% $567	+10% $651
Rate	-1.0pp $579	-0.5pp $532	base $484	+0.5pp $435	+1.0pp $385

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	25d	1	0.06mi
705 Russellwood Ave Apt 2nd Floor McKees Rocks, PA	4.0	1.0	1100	$2,195	$2.00	4d	1	0.29mi
705 Russellwood Ave Unit 2ndFL McKees Rocks, PA	4.0	1.0	1100	$2,250	$2.05	4d	1	0.29mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	9d	1	0.50mi

Listing history 14 events

1. 2026-06-21
   days on market $189,900 Active 23 DOM
2. 2026-06-18
   days on market $189,900 Active 20 DOM
3. 2026-06-17
   days on market $189,900 Active 19 DOM
4. 2026-06-16
   days on market $189,900 Active 18 DOM
5. 2026-06-15
   days on market $189,900 Active 17 DOM
6. 2026-06-13
   days on market $189,900 Active 15 DOM
7. 2026-06-09
   days on market $189,900 Active 11 DOM
8. 2026-06-08
   days on market $189,900 Active 10 DOM
9. 2026-06-07
   days on market $189,900 Active 9 DOM
10. 2026-06-05
    days on market $189,900 Active 6 DOM
11. 2026-06-03
    days on market $189,900 Active 5 DOM
12. 2026-06-02
    days on market $189,900 Active 4 DOM
13. 2026-06-01
    days on market $189,900 Active 3 DOM
14. 2026-05-31
    days on market $189,900 Active 2 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: $1,305 · $109/mo
• Projected year-2 tax: $2,153 · $179/mo
• Expected delta: +$848/yr (+$71/mo · 65.0%)

ⓘ 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 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: $25,330
• − Mortgage interest: −$10,637
• − Property taxes: −$1,305
• − Insurance: −$950
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$5,524
• Taxable income: $2,861
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $5,119/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

1 event — show timeline

• 2026-05-28 Listed $189,900 West Penn MLS

Property tax history

+0.6%/yr

Latest (2026): $1,305 · +4.0% YoY. Source: county tax records.