830 Frank St · McKees Rocks, PA 15136

$18,500

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 195 Days on market

Built 1910 2,500 sqft lot $14/sqft · 76% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

Investor friendly. Home is in need a full-rehab.

Key facts

• 2,500 sq ft lot
• Built 1910
• Listed 195 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 71.5% vs local median 11.7% 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: 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $128 of loan paydown is wiped out by about $555 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $9k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $18k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 7.75% ✓
• Cap rate: 71.45%
• Cash-on-cash: 232.71%
• DSCR: 11.35
• GRM: 1.1

CMA / ARV

• ARV (median comp): $78,355
• List price: $18,500
• Delta: -76.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Boquet St	0.18mi	3/1.5	1,292 (0%)	3mo	$140,000	$108	87
841 Railroad St	0.08mi	2/1.5 (-1)	1,226 (-5%)	6mo	$141,500	$115	76
853 Railroad St	0.06mi	3/1.0	1,422 (+10%)	8mo	$57,000	$40	74
400 Broadway Ave	0.19mi	3/1.0	1,179 (-9%)	3mo	$115,000	$98	74
202 Jane St	0.44mi	3/2.0	1,280 (-1%)	4mo	$90,000	$70	70
214 Sarah St	0.48mi	3/1.0	1,240 (-4%)	7mo	$70,000	$56	65
1109 Progress St	0.24mi	3/2.0	1,477 (+14%)	3mo	$77,000	$52	59
1531 Harlow St	0.72mi	3/1.5	1,296 (+0%)	6mo	$160,000	$123	59
47 May Ave	0.33mi	3/2.0	1,120 (-13%)	0mo	$140,000	$125	58
117 Owen St	0.62mi	3/1.0	1,137 (-12%)	3mo	$144,750	$127	48
1128 9th St	0.71mi	3/1.0	1,160 (-10%)	5mo	$60,000	$52	46
19 Shaw Ave	0.57mi	4/1.0 (+1)	1,485 (+15%)	6mo	$95,000	$64	38

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: —
• Equity multiple: 14.24×
• Total profit: $68,577
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 35.10×
• Total profit: $176,662
• Equity at exit: $1,600

Cash invested: $5,180 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$97
• Tax est. 1.5%: −$23 /mo · $278/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $1,005

Break-even live

Break-even rent $162

Max offer price $18,500

Occupancy floor 25%

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	23d	1	0.18mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	43d	1	0.19mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	7d	1	0.21mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	23d	1	0.25mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	23d	1	0.38mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	7d	1	0.42mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	23d	1	0.42mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	14d	1	0.49mi
705 Russellwood Ave Unit 2ndFL McKees Rocks, PA	4.0	1.0	1100	$2,250	$2.05	2d	1	0.56mi
705 Russellwood Ave Apt 2nd Floor McKees Rocks, PA	4.0	1.0	1100	$2,195	$2.00	1d	1	0.56mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	43d	1	0.57mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	19d	1	0.61mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	43d	1	0.61mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	23d	1	0.61mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	43d	1	0.75mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	23d	1	0.79mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	20d	1	0.79mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	1d	1	0.80mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	43d	1	0.93mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	43d	1	1.41mi
178 W Prospect Ave Pittsburgh, PA	2.0	1.0	1035	$975	$0.94	43d	1	1.43mi

Listing history 29 events

1. 2026-06-18
   days on market $18,500 Active 195 DOM
2. 2026-06-17
   days on market $18,500 Active 194 DOM
3. 2026-06-16
   days on market $18,500 Active 193 DOM
4. 2026-06-15
   days on market $18,500 Active 192 DOM
5. 2026-06-13
   days on market $18,500 Active 190 DOM
6. 2026-06-09
   days on market $18,500 Active 186 DOM
7. 2026-06-08
   days on market $18,500 Active 185 DOM
8. 2026-06-07
   remarks 392-char remark
9. 2026-06-07
   days on market $18,500 Active 184 DOM
10. 2026-06-05
    days on market $18,500 Active 181 DOM
11. 2026-06-03
    days on market $18,500 Active 180 DOM
12. 2026-06-02
    days on market $18,500 Active 179 DOM
13. 2026-06-01
    days on market $18,500 Active 178 DOM
14. 2026-05-31
    days on market $18,500 Active 177 DOM
15. 2026-04-24
    status Active 48-char remark

    Show marketing remark (48 chars)

    Investor friendly. Home is in need a full-rehab.

16. 2026-04-20
    historical Contingent 48-char remark

    Show marketing remark (48 chars)

    Investor friendly. Home is in need a full-rehab.

17. 2026-03-11
    price $18,500 48-char remark

    Show marketing remark (48 chars)

    Investor friendly. Home is in need a full-rehab.

18. 2025-12-05
    listed $27,500 Active 48-char remark

    Show marketing remark (48 chars)

    Investor friendly. Home is in need a full-rehab.

19. 2021-06-03
    price $22,499 62-char remark

    Show marketing remark (62 chars)

    Investor-ready, the property needs to be completely remodeled.

20. 2021-05-07
    listed $22,500 Active 62-char remark

    Show marketing remark (62 chars)

    Investor-ready, the property needs to be completely remodeled.

21. 2020-03-09
    soldstatus $9,000 Sold
22. 2020-02-19
    status Under Contract
23. 2019-11-13
    status Active
24. 2019-10-28
    status Under Contract
25. 2019-07-25
    price $11,500
26. 2019-03-07
    listed $12,750 Active
27. 1997-07-17
    soldstatus $15,000
28. 1997-07-10
    soldstatus $15,000
29. 1997-03-10
    listed $16,900

ⓘ 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 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: $17,200
• − Mortgage interest: −$1,036
• − Property taxes: −$278
• − Insurance: −$92
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$538
• Taxable income: $12,504
• Est. tax owed @ 24.0%: −$3,001
• After-tax cash flow: $9,053/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

+9.5% since first listed

15 events — show timeline

• 2026-04-24 Relisted — West Penn MLS
• 2026-04-20 Contingent — West Penn MLS
• 2026-03-11 Price Changed $18,500 West Penn MLS
• 2025-12-05 Listed $27,500 West Penn MLS
• 2021-06-03 Price Changed $22,499 West Penn MLS
• 2021-05-07 Listed $22,500 West Penn MLS
• 2020-03-09 Sold (MLS) $9,000 West Penn MLS
• 2020-02-19 Pending — West Penn MLS
• 2019-11-13 Relisted — West Penn MLS
• 2019-10-28 Pending — West Penn MLS
• 2019-07-25 Price Changed $11,500 West Penn MLS
• 2019-03-07 Listed $12,750 West Penn MLS
• 1997-07-17 Sold (Public Records) $15,000 Public Records
• 1997-07-10 Sold (MLS) $15,000 West Penn MLS
• 1997-03-10 Listed $16,900 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $1,424 · +4.1% YoY. Source: county tax records.