802 Spruce St · East Rochester, PA 15074

$150,000

5 bd · 2.0 ba · 1,952 sqft · MultiFamily public records · 4 Days on market

Built 1920 4,356 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 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 MLS

What an amazing view over the Ohio River! Beautiful sunsets! Great investment property! Both units have 2 large bedrooms. First floor unit goes with basement which there is laundry hook ups. First floor occupied, Second floor is not currently rented. Walking distance to convenient and grocery store, and public transportation stop. Located in East Rochester. Bright and airy with lots of natural light.

Key facts

• Strong rental demand
• Ohio river views
• Off-street parking

Tags

• OHIO RIVER VIEWS
• OFF-STREET PARKING
• PUBLIC TRANSPORTATION
• STRONG RENTAL DEMAND

Property features AI

Finance

• Financial info: Gross annual income reported at $23,133; Reported rents: one unit at $895 and the other at $925

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-family property with 2 units
• Construction: Frame construction; Composition roof
• Exterior features: Lot dimensions approximately 50 x 86 x 54 x 86; Zoned R-2

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom (two 1-bath units total)
• Interior features: Unfinished basement; Has a view

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive. Per door: $273/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 77/100 on livability (#338 in PA, #2,978 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime C-, schools D-, amenities 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: 35 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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.
• Current owner paid $119k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 6.1

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $10,461
• Equity at exit: $22,365

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $54,018
• Equity at exit: $12,969

Cash invested: $42,000 (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: 35
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$787
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $545

Break-even live

Break-even rent $1,352

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $630	-5% $588	+0% $545	+5% $503	+10% $460
Rent	-10% $384	-5% $464	+0% $545	+5% $626	+10% $706
Rate	-1.0pp $621	-0.5pp $583	base $545	+0.5pp $506	+1.0pp $467

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,042
Total (2 units)			$2,042

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $150,000 Active 4 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $150,000 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,504
• − Mortgage interest: −$8,402
• − Property taxes: −$2,628
• − Insurance: −$750
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$4,364
• Taxable income: $4,440
• Est. tax owed @ 24.0%: −$1,066
• After-tax cash flow: $5,476/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 — East Rochester

• Score: 77/100
• State rank: #338
• US rank: #2978

Category grades

Amenities F Commute A+ Cost of living A+ Crime C- Employment F Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rochester, PA
• 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

+525.0% since first listed

11 events — show timeline

• 2026-06-17 Listed $150,000 West Penn MLS
• 2023-12-16 Rental Removed $1,000 APPFOLIO
• 2023-11-06 Price Changed $1,000 APPFOLIO
• 2023-10-28 Price Changed $1,100 APPFOLIO
• 2023-10-26 Listed for Rent $1,000 APPFOLIO
• 2022-01-25 Sold (Public Records) $119,000 Public Records
• 2014-11-01 Price Changed $51,000 West Penn MLS
• 2014-10-31 Price Changed $65,000 West Penn MLS
• 2014-10-31 Sold (MLS) $51,000 West Penn MLS
• 2014-08-28 Listed $65,000 West Penn MLS
• 1983-04-29 Sold (Public Records) $24,000 Public Records

Property tax history

+5.9%/yr

Latest (2026): $2,628 · +6.8% YoY. Source: county tax records.