924 Island Ave · McKees Rocks, PA 15136

$265,000

9 bd · 6.0 ba · — sqft · MultiFamily · 61 Days on market

Built 1904 2,744 sqft 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 +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great investment opportunity featuring a front four-unit building and a rear house with strong rental potential. The front building includes a first-floor two-bedroom, one-bath unit (right side) currently occupied, along with another one-bedroom, one-bath unit that is vacant. The second floor is typically configured as a two-bedroom, one-bath unit but is currently rented dorm-style with individual rooms (2A, 2B, 2C) and shared common kitchen. The third floor consists of a two-bedroom, one-bath unit that is occupied, with this tenant paying their own electric. The property has separate electric meters; however, the owner currently covers electric for the dorm-style second-floor unit. Each unit in the main building offers ample storage, fire escapes, and enclosed porches that provide additional bonus space. The rear house, traditionally a two-bedroom, one-bath home with a two-car garage, is currently rented as another rent a bedroom setup with three tenants sharing kitchen space. If converted back to a standard two-bedroom layout, the tenant could be responsible for all electric, as the home is fully electric. The main building is serviced by one boiler, while the rear house has an electric furnace, making this a versatile and income-producing property with multiple rental strategies. Solid mechanics. Convenient location.

Key facts

• Enclosed porches
• Fire escapes
• Ample storage

Tags

• FRONT FOUR-UNIT BUILDING
• STRONG RENTAL POTENTIAL
• SEPARATE ELECTRIC METERS
• AMPLE STORAGE
• FIRE ESCAPES
• ENCLOSED PORCHES

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $484/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $249k (6.0% 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: schools F, 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.
• 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 $4,037/mo this rent would consume 70% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $74k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.52% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.47%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $48,278
• List price: $265,000
• Delta: 448.90%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
733-735 Mary St	0.64mi	8/4.0 (-1)	—	6mo	$70,000	—	40
1130-1134 9th St	0.70mi	8/5.0 (-1)	—	13mo	$200,000	—	35
732-734 Chartiers Ave	0.65mi	8/4.0 (-1)	—	13mo	$276,500	—	34
801 8th St	0.52mi	8/4.0 (-1)	—	23mo	$240,000	—	32
317 Hamilton St	0.60mi	8/8.0 (-1)	—	19mo	$292,000	—	31
216 Sarah St	0.73mi	8/4.0 (-1)	—	14mo	$250,000	—	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: 21.9%
• Equity multiple: 1.95×
• Total profit: $70,815
• Equity at exit: $39,512

10-year hold

• IRR: 33.1%
• Equity multiple: 4.74×
• Total profit: $277,786
• Equity at exit: $22,912

Cash invested: $74,200 (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: 16.4×

Monthly cashflow live

• Estimated rent: $4,037 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $1,451

Break-even live

Break-even rent $2,200

Max offer price $265,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,601	-5% $1,526	+0% $1,451	+5% $1,376	+10% $1,301
Rent	-10% $1,132	-5% $1,292	+0% $1,451	+5% $1,611	+10% $1,770
Rate	-1.0pp $1,585	-0.5pp $1,518	base $1,451	+0.5pp $1,382	+1.0pp $1,313

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,038
Total (3 units)			$4,037

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $265,000 Active 61 DOM
2. 2026-06-17
   days on market $265,000 Active 60 DOM
3. 2026-06-16
   days on market $265,000 Active 59 DOM
4. 2026-06-15
   days on market $265,000 Active 58 DOM
5. 2026-06-13
   days on market $265,000 Active 56 DOM
6. 2026-06-09
   days on market $265,000 Active 52 DOM
7. 2026-06-08
   days on market $265,000 Active 51 DOM
8. 2026-06-07
   days on market $265,000 Active 50 DOM
9. 2026-06-05
   days on market $265,000 Active 47 DOM
10. 2026-06-03
    days on market $265,000 Active 46 DOM
11. 2026-06-02
    days on market $265,000 Active 45 DOM
12. 2026-06-01
    days on market $265,000 Active 44 DOM
13. 2026-05-31
    days on market $265,000 Active 43 DOM
14. 2026-05-07
    historical $850
15. 2026-04-19
    price $850
16. 2026-04-18
    listed $265,000 Active 1341-char remark

    Show marketing remark (1341 chars)

    Great investment opportunity featuring a front four-unit building and a rear house with strong rental potential. The front building includes a first-floor two-bedroom, one-bath unit (right side) currently occupied, along with another one-bedroom, one-bath unit that is vacant. The second floor is typically configured as a two-bedroom, one-bath unit but is currently rented dorm-style with individual rooms (2A, 2B, 2C) and shared common kitchen. The third floor consists of a two-bedroom, one-bath unit that is occupied, with this tenant paying their own electric. The property has separate electric meters; however, the owner currently covers electric for the dorm-style second-floor unit. Each unit in the main building offers ample storage, fire escapes, and enclosed porches that provide additional bonus space. The rear house, traditionally a two-bedroom, one-bath home with a two-car garage, is currently rented as another rent a bedroom setup with three tenants sharing kitchen space. If converted back to a standard two-bedroom layout, the tenant could be responsible for all electric, as the home is fully electric. The main building is serviced by one boiler, while the rear house has an electric furnace, making this a versatile and income-producing property with multiple rental strategies. Solid mechanics. Convenient location.

17. 2026-04-08
    listed $750
18. 2025-04-08
    soldstatus $255,000 Closed 126-char remark

    Show marketing remark (126 chars)

    2 BLDGS Front and Rear on 1 parcel. Multi-units with integral garage under rear bldg. Many updates. Good cash flowing property

19. 2025-01-20
    historical Contingent 126-char remark

    Show marketing remark (126 chars)

    2 BLDGS Front and Rear on 1 parcel. Multi-units with integral garage under rear bldg. Many updates. Good cash flowing property

20. 2025-01-15
    listed $249,900 Active 126-char remark

    Show marketing remark (126 chars)

    2 BLDGS Front and Rear on 1 parcel. Multi-units with integral garage under rear bldg. Many updates. Good cash flowing property

21. 2001-01-05
    soldstatus $68,000
22. 1984-12-17
    soldstatus $34,000

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $3,522 · $293/mo
• Expected delta: +$665/yr (+$55/mo · 23.3%)

ⓘ 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) · 74% 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: $48,444
• − Mortgage interest: −$14,844
• − Property taxes: −$2,857
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,876
• − Management: −$3,876
• − Depreciation: −$7,709
• Taxable income: $13,958
• Est. tax owed @ 24.0%: −$3,350
• After-tax cash flow: $14,063/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

• Census place: McKees Rocks, PA
• 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

+679.4% since first listed

9 events — show timeline

• 2026-05-07 Rental Removed $850 RENTEC
• 2026-04-19 Price Changed $850 RENTEC
• 2026-04-18 Listed $265,000 West Penn MLS
• 2026-04-08 Listed for Rent $750 RENTEC
• 2025-04-08 Sold (MLS) $255,000 West Penn MLS
• 2025-01-20 Contingent — West Penn MLS
• 2025-01-15 Listed $249,900 West Penn MLS
• 2001-01-05 Sold (Public Records) $68,000 Public Records
• 1984-12-17 Sold (Public Records) $34,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $2,857 · +4.1% YoY. Source: county tax records.