622 Virginia Ave · Rochester, PA 15074

$89,900

2 bd · 2.0 ba · 924 sqft · MultiFamily public records · 20 Days on market

Built 1969 4,791 sqft lot ↓ 33% since listing

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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: 2 units. confirmed

Listing remarks

Investment opportunity with residential, commercial, or mixed-use potential! Located in Rochester's Neighborhood Mixed Use zoning district (buyer to verify permitted uses), this up/down duplex offers multiple paths for value creation. The second-floor 1-bedroom apartment is currently occupied at $700 per month on a month-to-month lease, providing immediate income while you renovate and improve the lower level. The first-floor unit is vacant and ready for rehab, including a kitchen, bathroom, and furnace replacement. With separate utilities and flexible zoning, the lower level may be suitable for future commercial, office, retail, service business, residential, or mixed-use occupancy subject

Key facts

• Separate utilities
• Off street parking
• Full basement

Tags

• MIXED USE POTENTIAL
• SEPARATE UTILITIES
• BRICK AND BLOCK CONSTRUCTION
• FULL BASEMENT
• LAUNDRY HOOKUPS
• OFF STREET PARKING

Property features AI

Finance

• Financial info: One unit currently shows $700 actual rent

Exterior

• Parking: Assigned parking
• Utilities: Electricity available; Natural gas available; Public water available; Sewer available
• Home design: Two-unit multifamily property
• Construction: Aluminum siding and brick exterior; Asphalt roof
• Exterior features: 0.11 acre lot; Zoned NC

Interior

• Bedrooms: Two 1-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Basement with walk-out access; Public transportation nearby

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive. Per door: $311/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.87% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.68%
• DSCR: 2.32
• GRM: 4.5

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $25,157
• Equity at exit: $13,404

10-year hold

• IRR: 32.1%
• Equity multiple: 3.91×
• Total profit: $73,273
• Equity at exit: $7,773

Cash invested: $25,172 (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 15074

• Active inventory: 36
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $622

Break-even live

Break-even rent $894

Max offer price $89,900

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,682
Total (2 units)			$1,682

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
549 Virginia Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,075	$1.07	7d	1	0.09mi
718 Virginia Ave Unit 2 Rochester, PA	2.0	1.0	750	$850	$1.13	1d	1	0.31mi
467 Reno St Rochester, PA	3.0	1.0	1092	$1,200	$1.10	1d	1	0.51mi
230 W Madison St Unit 6 Rochester, PA	2.0	1.0	975	$1,100	$1.13	1d	1	0.63mi
526 Adams St Unit 2 Rochester, PA	3.0	1.0	1000	$850	$0.85	43d	1	0.65mi
243 Pennsylvania Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,100	$1.10	14d	1	0.74mi
1909 5th Ave New Brighton, PA	2.0–3.0	1.0–2.0	807	$1,191	$1.48	1d	3	1.22mi
464 4th St Unit 6 Beaver, PA	2.0	1.0	891	$1,195	$1.34	17d	1	1.47mi
264 Beaver St Beaver, PA	1.0	1.0	800	$950	$1.19	1d	1	1.47mi
478 4th St Unit 201 Beaver, PA	2.0	1.0	693	$1,195	$1.72	17d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $89,900 Active 20 DOM
2. 2026-06-17
   days on market $89,900 Active 19 DOM
3. 2026-06-16
   days on market $89,900 Active 18 DOM
4. 2026-06-15
   days on market $89,900 Active 17 DOM
5. 2026-06-13
   days on market $89,900 Active 15 DOM
6. 2026-06-09
   days on market $89,900 Active 11 DOM
7. 2026-06-08
   days on market $89,900 Active 10 DOM
8. 2026-06-07
   days on market $89,900 Active 9 DOM
9. 2026-06-03
   days on market $89,900 Active 5 DOM
10. 2026-06-02
    days on market $89,900 Active 4 DOM
11. 2026-06-01
    days on market $89,900 Active 3 DOM
12. 2026-05-31
    days on market $89,900 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: $2,369 · $197/mo
• Projected year-2 tax: $2,369 · $197/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: $20,184
• − Mortgage interest: −$5,036
• − Property taxes: −$2,369
• − Insurance: −$450
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,615
• Taxable income: $6,485
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,913/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

-33.4% since first listed

2 events — show timeline

• 2026-05-29 Listed $89,900 West Penn MLS
• 2009-12-29 Sold (Public Records) $135,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,369 · +3.4% YoY. Source: county tax records.