535 Washington St · Rochester, PA 15001

$42,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 2 Days on market

Built 1900 4,356 sqft lot Est $67k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at 535 E Washington St in Rochester within the Aliquippa School District, this 2-bedroom, 1-bath home offers a functional layout with comfortable living spaces and tons of storage throughout. The interior provides practical room configurations that make everyday living efficient, while additional storage areas add flexibility for household needs, hobbies, or seasonal items. Conveniently situated near local amenities, this property presents a solid investment opportunity.

Key facts

• Tons of storage
• Functional layout
• 4,356 sq ft lot

Tags

• ALIQUIPPA SCHOOL DISTRICT
• FUNCTIONAL LAYOUT
• TONS OF STORAGE
• PRACTICAL ROOM CONFIGURATIONS
• ADDITIONAL STORAGE AREAS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Built previously (year not provided)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).

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: Rents rising (+2.0%/yr); 130 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $290 of loan paydown is wiped out by about $1k 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 + 2.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $42k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.65% ✓
• Cap rate: 20.75%
• Cash-on-cash: 51.64%
• DSCR: 3.30
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $67,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Walnut St	0.14mi	2/1.0	840 (0%)	5mo	$92,500	$110	89
1370 Charlotte Ave	0.29mi	2/1.0	848 (+1%)	3mo	$118,000	$139	82
609 Lincoln St	0.25mi	2/1.0	896 (+7%)	6mo	$40,000	$45	72
100 Quarry St	0.27mi	3/1.0 (+1)	864 (+3%)	9mo	$55,000	$64	70
519 Lincoln St	0.23mi	2/1.5	848 (+1%)	20mo	$95,000	$112	69
442 E Washington St	0.20mi	3/1.5 (+1)	896 (+7%)	7mo	$55,000	$61	66
452 Webster St	0.46mi	2/1.0	896 (+7%)	12mo	$115,000	$128	57
444 Ohio Ave	0.47mi	2/1.0	952 (+13%)	13mo	$25,000	$26	45
853 5th St	0.55mi	3/1.0 (+1)	739 (-12%)	10mo	$59,000	$80	40

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.08×
• Total profit: $24,437
• Equity at exit: $6,262

10-year hold

• IRR: 53.6%
• Equity multiple: 6.00×
• Total profit: $58,810
• Equity at exit: $3,631

Cash invested: $11,760 (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 15001

• Home prices YoY: -20.8%
• Rents YoY: 2.0%
• Active inventory: 130
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$220
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $506

Break-even live

Break-even rent $474

Max offer price $42,000

Occupancy floor 50%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Adams St Unit 2 Rochester, PA	3.0	1.0	1000	$850	$0.85	43d	1	0.10mi
243 Pennsylvania Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,100	$1.10	14d	1	0.14mi
467 Reno St Rochester, PA	3.0	1.0	1092	$1,200	$1.10	1d	1	0.27mi
230 W Madison St Unit 6 Rochester, PA	2.0	1.0	975	$1,100	$1.13	1d	1	0.49mi
549 Virginia Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,075	$1.07	7d	1	0.66mi
718 Virginia Ave Unit 2 Rochester, PA	2.0	1.0	750	$850	$1.13	1d	1	1.06mi
264 Beaver St Beaver, PA	1.0	1.0	800	$950	$1.19	1d	1	1.42mi

Listing history 3 events

1. 2026-06-17
   days on market $42,000 Active 2 DOM
2. 2026-06-16
   remarks 483-char remark
3. 2026-06-16
   listed $42,000 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: $1,643 · $137/mo
• Projected year-2 tax: $1,643 · $137/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 6/10 Major FEMA zone X (unshaded) · 57% 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,378
• − Mortgage interest: −$2,353
• − Property taxes: −$1,643
• − Insurance: −$210
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$1,222
• Taxable income: $5,810
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $4,678/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
• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 31,976
• Household income: $70,985
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 720.0

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 (80%)
• Race & ethnicity: White 80% Black 13% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Serbian 2% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 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: ▼ -65.21%
• Current HPI: 247.7251
• Rent YoY: ▲ 2.05%
• 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

+281.8% since first listed

3 events — show timeline

• 2026-06-15 Listed $42,000 West Penn MLS
• 1989-06-26 Sold (Public Records) $11,000 Public Records
• 1986-06-30 Sold (Public Records) $11,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $1,643 · +2.9% YoY. Source: county tax records.