709-711 Fruit Way · McKees Rocks, PA 15136

$59,900

3 bd · 1.5 ba · 1,954 sqft · SingleFamily public records · 91 Days on market

Built 1900 3,824 sqft lot Est $48k · 24% over

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Why this score? — see what drove the C+ 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
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

Key facts

• 3,824 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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: 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); 127 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $60k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.52% ✓
• Cap rate: 20.41%
• Cash-on-cash: 50.42%
• DSCR: 3.24
• GRM: 3.3

CMA / ARV

• ARV (median comp): $48,278
• List price: $59,900
• Delta: 24.07%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Catherine St	0.43mi	3/2.0	1,940 (-1%)	4mo	$50,000	$26	73
764 Mary St	0.39mi	4/2.0 (+1)	2,016 (+3%)	2mo	$66,500	$33	68
54 Harlem Ave	0.33mi	3/2.0	2,000 (+2%)	15mo	$155,500	$78	66
13 Schoen St	0.56mi	3/1.5	1,926 (-1%)	8mo	$84,900	$44	65
439 Alexander St	0.19mi	4/2.0 (+1)	1,750 (-10%)	3mo	$10,500	$6	64
500 Marwood Ave	0.52mi	3/2.0	2,040 (+4%)	9mo	$73,000	$36	59
322 Russellwood Ave	0.42mi	3/1.5	1,835 (-6%)	14mo	$70,850	$39	58
916 2nd St	0.39mi	4/2.0 (+1)	1,766 (-10%)	6mo	$90,000	$51	54
522 Woodward Ave	0.35mi	3/1.5	1,743 (-11%)	14mo	$60,000	$34	53
106 Shingiss St	0.53mi	4/2.0 (+1)	1,744 (-11%)	3mo	$155,000	$89	48
902 Woodward Ave	0.69mi	4/1.5 (+1)	1,664 (-15%)	10mo	$142,500	$86	30
209 Greydon Ave	0.68mi	4/2.5 (+1)	1,660 (-15%)	8mo	$269,900	$163	28

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: 54.1%
• Equity multiple: 3.58×
• Total profit: $43,205
• Equity at exit: $8,931

10-year hold

• IRR: 61.3%
• Equity multiple: 8.87×
• Total profit: $131,934
• Equity at exit: $5,179

Cash invested: $16,772 (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: 127
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$314
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $705

Break-even live

Break-even rent $615

Max offer price $59,900

Occupancy floor 48%

Sensitivity live

Price	-10% $739	-5% $722	+0% $705	+5% $688	+10% $671
Rent	-10% $586	-5% $645	+0% $705	+5% $764	+10% $824
Rate	-1.0pp $735	-0.5pp $720	base $705	+0.5pp $689	+1.0pp $673

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	24d	1	0.18mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	22d	1	0.28mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	24d	1	0.30mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	21d	1	0.44mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	8d	1	0.47mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	24d	1	0.54mi
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	24d	1	0.54mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	44d	1	0.78mi
115 Meade Ave Pittsburgh, PA	4.0	1.0	1392	$1,600	$1.15	44d	1	1.42mi

Listing history 25 events

1. 2026-06-08
   statusdays on market $59,900 Pending 91 DOM
2. 2026-06-07
   days on market $59,900 Active 90 DOM
3. 2026-06-05
   days on market $59,900 Active 87 DOM
4. 2026-06-03
   days on market $59,900 Active 86 DOM
5. 2026-06-02
   days on market $59,900 Active 85 DOM
6. 2026-06-01
   days on market $59,900 Active 84 DOM
7. 2026-05-31
   days on market $59,900 Active 83 DOM
8. 2026-05-18
   price $59,900 223-char remark

   Show marketing remark (223 chars)

   Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

9. 2026-04-08
   price $64,900 223-char remark

   Show marketing remark (223 chars)

   Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

10. 2026-04-08
    status Active 223-char remark

    Show marketing remark (223 chars)

    Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

11. 2026-03-04
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

12. 2026-02-17
    price $69,000 223-char remark

    Show marketing remark (223 chars)

    Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

13. 2026-02-09
    status Active 223-char remark

    Show marketing remark (223 chars)

    Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

14. 2025-12-08
    status Pending 223-char remark

    Show marketing remark (223 chars)

    Total of 3 units within 2 building. Being sold as-is. Could be a cash cow for the right buyer. Each unit is a 3-bed, 1-bath. Property is NOT zoned as a 3-unit. Buyer is responsible for all municipal requirements and zoning.

15. 2025-12-01
    listed $75,000 Active 223-char remark

    Show marketing remark (118 chars)

    This place smells like opportunity! 3 bedrooms, 1.5 bathrooms. Needs some TLC. Good bones, good potential. Sold as-is.

16. 2025-12-01
    historical Expired 118-char remark

    Show marketing remark (118 chars)

    This place smells like opportunity! 3 bedrooms, 1.5 bathrooms. Needs some TLC. Good bones, good potential. Sold as-is.

17. 2025-09-09
    status Active 118-char remark

    Show marketing remark (118 chars)

    This place smells like opportunity! 3 bedrooms, 1.5 bathrooms. Needs some TLC. Good bones, good potential. Sold as-is.

18. 2025-06-23
    status Pending 118-char remark

    Show marketing remark (118 chars)

    This place smells like opportunity! 3 bedrooms, 1.5 bathrooms. Needs some TLC. Good bones, good potential. Sold as-is.

19. 2025-06-19
    status Active 118-char remark

    Show marketing remark (118 chars)

    This place smells like opportunity! 3 bedrooms, 1.5 bathrooms. Needs some TLC. Good bones, good potential. Sold as-is.

20. 2025-06-16
    status Pending 118-char remark

    Show marketing remark (118 chars)

    This place smells like opportunity! 3 bedrooms, 1.5 bathrooms. Needs some TLC. Good bones, good potential. Sold as-is.

21. 2025-06-13
    listed $35,000 Active 118-char remark

    Show marketing remark (118 chars)

    This place smells like opportunity! 3 bedrooms, 1.5 bathrooms. Needs some TLC. Good bones, good potential. Sold as-is.

22. 2023-08-21
    soldstatus $37,000
23. 1995-03-30
    soldstatus $12,000
24. 1995-03-29
    soldstatus $12,000
25. 1994-12-06
    listed $17,500

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $18,084
• − Mortgage interest: −$3,355
• − Property taxes: −$1,762
• − Insurance: −$300
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$1,743
• Taxable income: $8,032
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $6,528/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

+242.3% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $59,900 West Penn MLS
• 2026-04-08 Price Changed $64,900 West Penn MLS
• 2026-04-08 Relisted — West Penn MLS
• 2026-03-04 Pending — West Penn MLS
• 2026-02-17 Price Changed $69,000 West Penn MLS
• 2026-02-09 Relisted — West Penn MLS
• 2025-12-08 Pending — West Penn MLS
• 2025-12-01 Delisted — West Penn MLS
• 2025-12-01 Listed $75,000 West Penn MLS
• 2025-09-09 Relisted — West Penn MLS
• 2025-06-23 Pending — West Penn MLS
• 2025-06-19 Relisted — West Penn MLS
• 2025-06-16 Pending — West Penn MLS
• 2025-06-13 Listed $35,000 West Penn MLS
• 2023-08-21 Sold (Public Records) $37,000 Public Records
• 1995-03-30 Sold (Public Records) $12,000 Public Records
• 1995-03-29 Sold (MLS) $12,000 West Penn MLS
• 1994-12-06 Listed $17,500 West Penn MLS

Property tax history

+2.4%/yr

Latest (2026): $1,762 · +4.1% YoY. Source: county tax records.