1096 - 1098 Valley St · McKees Rocks, PA 15136

$369,500

30 bd · 25.0 ba · — sqft · MultiFamily · 126 Days on market

Good condition 0.31 ac 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 +3.8/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to 1096-1098 Valley St. This well maintained, all brick, 5-unit building is on the market for the first time since 1997. This convenient and highly visible location has a large lot, plenty of parking, and great cash flow potential. There are 8 off street parking spots for tenant convenience and a rented 2-car detached garage. All units feature central air conditioning (window units help augment cooling for unit #5 on the third floor). Updates include a new roof in 2021; 2 units at 1096 on the 1st and 2nd floor were updated with new floors, electrical updates, and fresh paint. All units (except unit #5 which is the third floor) have their own sun porch. New water lines recently installed to remove lead pipes. Fenced in yard which is a tenant favorite for the pets. Must see!

Key facts

• Off street parking
• Sun porch
• Large lot

Tags

• LARGE LOT
• OFF STREET PARKING
• DETACHED GARAGE
• CENTRAL AIR CONDITIONING
• NEW ROOF
• SUN PORCH

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/5.0-bath units multifamily listed at $370k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $370k).
• Recommended offer: $325k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.6% vs local median 10.0% 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: 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); 125 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $9,996/mo this rent would consume 174% of the median local household income ($69k/yr) (locally 768% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $103k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.71% ✓
• Cap rate: 23.65%
• Cash-on-cash: 61.98%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (median comp): $49,334
• List price: $369,500
• Delta: 648.97%
• 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: 65.7%
• Equity multiple: 4.18×
• Total profit: $329,229
• Equity at exit: $55,094

10-year hold

• IRR: 71.6%
• Equity multiple: 10.29×
• Total profit: $960,664
• Equity at exit: $31,948

Cash invested: $103,460 (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: 15.4×

Monthly cashflow live

• Estimated rent: $9,996 medium
• Mortgage (P&I): −$1,938
• Tax est. 1.5%: −$462 /mo · $5,542/yr
• Insurance: −$154
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,099
• Net cashflow: $5,277

Break-even live

Break-even rent $3,316

Max offer price $369,500

Occupancy floor 42%

Sensitivity live

Price	-10% $5,532	-5% $5,405	+0% $5,277	+5% $5,149	+10% $5,021
Rent	-10% $4,487	-5% $4,882	+0% $5,277	+5% $5,672	+10% $6,067
Rate	-1.0pp $5,463	-0.5pp $5,371	base $5,277	+0.5pp $5,181	+1.0pp $5,084

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	5	$9,995
Total (5 units)			$9,996

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: $92,375
• Closing costs: $11,085
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $369,500 Active 126 DOM
2. 2026-06-21
   days on market $369,500 Active 125 DOM
3. 2026-06-18
   days on market $369,500 Active 122 DOM
4. 2026-06-17
   days on market $369,500 Active 121 DOM
5. 2026-06-16
   days on market $369,500 Active 120 DOM
6. 2026-06-15
   days on market $369,500 Active 119 DOM
7. 2026-06-13
   days on market $369,500 Active 117 DOM
8. 2026-06-09
   days on market $369,500 Active 113 DOM
9. 2026-06-08
   days on market $369,500 Active 112 DOM
10. 2026-06-07
    days on market $369,500 Active 111 DOM
11. 2026-06-05
    days on market $369,500 Active 108 DOM
12. 2026-06-03
    days on market $369,500 Active 107 DOM
13. 2026-06-02
    days on market $369,500 Active 106 DOM
14. 2026-06-01
    days on market $369,500 Active 105 DOM
15. 2026-05-31
    days on market $369,500 Active 104 DOM
16. 2026-04-22
    status Active 792-char remark

    Show marketing remark (792 chars)

    Welcome to 1096-1098 Valley St. This well maintained, all brick, 5-unit building is on the market for the first time since 1997. This convenient and highly visible location has a large lot, plenty of parking, and great cash flow potential. There are 8 off street parking spots for tenant convenience and a rented 2-car detached garage. All units feature central air conditioning (window units help augment cooling for unit #5 on the third floor). Updates include a new roof in 2021; 2 units at 1096 on the 1st and 2nd floor were updated with new floors, electrical updates, and fresh paint. All units (except unit #5 which is the third floor) have their own sun porch. New water lines recently installed to remove lead pipes. Fenced in yard which is a tenant favorite for the pets. Must see!

17. 2025-11-14
    historical Contingent 792-char remark

    Show marketing remark (792 chars)

    Welcome to 1096-1098 Valley St. This well maintained, all brick, 5-unit building is on the market for the first time since 1997. This convenient and highly visible location has a large lot, plenty of parking, and great cash flow potential. There are 8 off street parking spots for tenant convenience and a rented 2-car detached garage. All units feature central air conditioning (window units help augment cooling for unit #5 on the third floor). Updates include a new roof in 2021; 2 units at 1096 on the 1st and 2nd floor were updated with new floors, electrical updates, and fresh paint. All units (except unit #5 which is the third floor) have their own sun porch. New water lines recently installed to remove lead pipes. Fenced in yard which is a tenant favorite for the pets. Must see!

18. 2025-09-30
    listed $369,500 Active 792-char remark

    Show marketing remark (792 chars)

    Welcome to 1096-1098 Valley St. This well maintained, all brick, 5-unit building is on the market for the first time since 1997. This convenient and highly visible location has a large lot, plenty of parking, and great cash flow potential. There are 8 off street parking spots for tenant convenience and a rented 2-car detached garage. All units feature central air conditioning (window units help augment cooling for unit #5 on the third floor). Updates include a new roof in 2021; 2 units at 1096 on the 1st and 2nd floor were updated with new floors, electrical updates, and fresh paint. All units (except unit #5 which is the third floor) have their own sun porch. New water lines recently installed to remove lead pipes. Fenced in yard which is a tenant favorite for the pets. Must see!

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $119,952
• − Mortgage interest: −$20,698
• − Property taxes: −$5,542
• − Insurance: −$2,645
• − Repairs & maintenance: −$9,596
• − Management: −$9,596
• − Depreciation: −$10,749
• Taxable income: $61,125
• Est. tax owed @ 24.0%: −$14,670
• After-tax cash flow: $48,652/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.

Condition & rehab AI · 12 photos

Good 75/100 Moderate rehab

This 5-unit multi-family property offers good potential for rental income with moderate updates needed to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Worn appearance
• Minor bathroom cabinet — Worn appearance
• Minor paint touch-ups — Faded paint

Value-add opportunities

• Both New kitchen cabinets and appliances — Modernizes the kitchen and improves aesthetics
• Both Renovate bathrooms with updated fixtures — Enhances functionality and appeal
• Both Paint interior walls and trim — Freshens the interior and improves curb appeal
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn appearance	Minor	$500–3,000
bathroom cabinet · Worn appearance	Minor	$500–3,000
paint touch-ups · Faded paint	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both New kitchen cabinets and appliances — Modernizes the kitchen and improves aesthetics ↑
• Both Renovate bathrooms with updated fixtures — Enhances functionality and appeal ↑
• Both Paint interior walls and trim — Freshens the interior and improves curb appeal ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-04-22 Relisted — West Penn MLS
• 2025-11-14 Contingent — West Penn MLS
• 2025-09-30 Listed $369,500 West Penn MLS