18 Saint John St · McKees Rocks, PA 15136

$85,000

4 bd · 2.0 ba · 2,978 sqft · MultiFamily public records · 193 Days on market

Built 1930 4,199 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: 1 unit. estimate disagrees with records

Listing remarks MLS

The first floor and second floor apartments are in good condition. The first floor apartment is two bedrooms, large eat in kitchen, an extra room. Tenants pay gas and electric. First floor tenant has front porch. The second floor apartment is two bedrooms, large eat in kitchen. Tenant pays gas and electric. Second floor tenant has balcony off the living room. Additional balcony at the rear.

Key facts

• Front porch
• 4,199 sq ft lot
• Built 1930

Tags

• FRONT PORCH
• BALCONY OFF THE LIVING ROOM
• ADDITIONAL BALCONY AT THE REAR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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; 2 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 43% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $85k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1930 — 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. 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: 2.94% ✓
• Cap rate: 25.77%
• Cash-on-cash: 69.56%
• DSCR: 4.09
• GRM: 2.8

CMA / ARV

• ARV (median comp): $47,694
• List price: $85,000
• Delta: 78.22%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 74.7%
• Equity multiple: 4.67×
• Total profit: $87,363
• Equity at exit: $12,674

10-year hold

• IRR: 79.9%
• Equity multiple: 11.49×
• Total profit: $249,598
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,503 high
• Mortgage (P&I): −$446
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,380

Break-even live

Break-even rent $757

Max offer price $85,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,428	-5% $1,404	+0% $1,380	+5% $1,355	+10% $1,331
Rent	-10% $1,182	-5% $1,281	+0% $1,380	+5% $1,478	+10% $1,577
Rate	-1.0pp $1,422	-0.5pp $1,401	base $1,380	+0.5pp $1,358	+1.0pp $1,335

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,502
Total (2 units)			$2,503

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	25d	1	0.52mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	25d	1	0.52mi

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 193 DOM
2. 2026-06-18
   days on market $85,000 Active 190 DOM
3. 2026-06-17
   days on market $85,000 Active 189 DOM
4. 2026-06-16
   days on market $85,000 Active 188 DOM
5. 2026-06-15
   days on market $85,000 Active 187 DOM
6. 2026-06-13
   days on market $85,000 Active 185 DOM
7. 2026-06-09
   days on market $85,000 Active 181 DOM
8. 2026-06-08
   days on market $85,000 Active 180 DOM
9. 2026-06-07
   days on market $85,000 Active 179 DOM
10. 2026-06-05
    days on market $85,000 Active 176 DOM
11. 2026-06-03
    pricedays on market $85,000 Active 175 DOM
12. 2026-06-02
    days on market $105,000 Active 174 DOM
13. 2026-06-01
    days on market $105,000 Active 173 DOM
14. 2026-05-31
    days on market $105,000 Active 172 DOM
15. 2026-03-04
    price $105,000 393-char remark

    Show marketing remark (393 chars)

    The first floor and second floor apartments are in good condition. The first floor apartment is two bedrooms, large eat in kitchen, an extra room. Tenants pay gas and electric. First floor tenant has front porch. The second floor apartment is two bedrooms, large eat in kitchen. Tenant pays gas and electric. Second floor tenant has balcony off the living room. Additional balcony at the rear.

16. 2025-12-08
    listed $120,000 Active 393-char remark

    Show marketing remark (393 chars)

    The first floor and second floor apartments are in good condition. The first floor apartment is two bedrooms, large eat in kitchen, an extra room. Tenants pay gas and electric. First floor tenant has front porch. The second floor apartment is two bedrooms, large eat in kitchen. Tenant pays gas and electric. Second floor tenant has balcony off the living room. Additional balcony at the rear.

17. 1994-05-27
    soldstatus $27,000
18. 1991-08-16
    soldstatus $18,500
19. 1991-03-13
    soldstatus $33,774

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $117/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $30,036
• − Mortgage interest: −$4,761
• − Property taxes: −$1,400
• − Insurance: −$425
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$2,473
• Taxable income: $16,171
• Est. tax owed @ 24.0%: −$3,881
• After-tax cash flow: $12,673/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

+210.9% since first listed

5 events — show timeline

• 2026-03-04 Price Changed $105,000 West Penn MLS
• 2025-12-08 Listed $120,000 West Penn MLS
• 1994-05-27 Sold (Public Records) $27,000 Public Records
• 1991-08-16 Sold (Public Records) $18,500 Public Records
• 1991-03-13 Sold (Public Records) $33,774 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,400 · +4.1% YoY. Source: county tax records.