124 Cutler St · McKees Rocks, PA 15136

$99,000

3 bd · 1.0 ba · 2,170 sqft · SingleFamily public records · 41 Days on market

Built 1900 3,123 sqft lot $46/sqft · 10% above area Est $90k · 10% over

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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
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is enormous and filled with natural light. There is plenty of original old-world charm left here from the tiled decorative fireplace, bay window, and pocket doors to the soaring ceilings and doorways with transoms. Updates include newer flooring, paint, kitchen cabinets, counters, appliances, a spacious pantry and an updated bathroom. The 3rd story of this home is so massive that it could serve as bedroom, home office, family room, playroom, exercise room, or anything else you can think up. You will never want for space in this home. The cherry on top is the rear porch and tiny little yard out back. great home for an owner-occupant or an investor looking to grow their portfolio.

Key facts

• 3,123 sq ft lot
• Built 1900
• Listed 41 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 3-story frame building; New construction
• Construction: Frame construction
• Exterior features: Public transportation nearby; Lot dimensions approximately 25 x 125

Interior

• Bedrooms: Upper-level bedrooms (2 listed)
• Bathrooms: 1 full bathroom
• Interior features: Total of 7 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% 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; 8 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 $684 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $99k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $90,341
• List price: $99,000
• Delta: 9.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
764 Mary St	0.32mi	4/2.0 (+1)	2,016 (-7%)	2mo	$66,500	$33	62
338 Catherine St	0.41mi	3/2.0	1,940 (-11%)	4mo	$50,000	$26	55
500 Marwood Ave	0.53mi	3/2.0	2,040 (-6%)	9mo	$73,000	$36	54
54 Harlem Ave	0.40mi	3/2.0	2,000 (-8%)	15mo	$155,500	$78	52
75 Rosamond St	0.61mi	3/2.0	2,250 (+4%)	13mo	$70,000	$31	51
13 Schoen St	0.54mi	3/1.5	1,926 (-11%)	8mo	$84,900	$44	48

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: 20.9%
• Equity multiple: 1.91×
• Total profit: $25,146
• Equity at exit: $14,761

10-year hold

• IRR: 32.2%
• Equity multiple: 4.65×
• Total profit: $101,108
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$519
• Tax from tax record: −$115 /mo · $1,386/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $521

Break-even live

Break-even rent $856

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $577	-5% $549	+0% $521	+5% $493	+10% $465
Rent	-10% $401	-5% $461	+0% $521	+5% $581	+10% $640
Rate	-1.0pp $571	-0.5pp $546	base $521	+0.5pp $495	+1.0pp $469

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.24mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	24d	1	0.26mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	8d	1	0.34mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	22d	1	0.38mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	24d	1	0.50mi
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	24d	1	0.50mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	20d	1	0.51mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	44d	1	0.72mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 41 DOM
2. 2026-06-17
   days on market $99,000 Active 40 DOM
3. 2026-06-16
   days on market $99,000 Active 39 DOM
4. 2026-06-15
   days on market $99,000 Active 38 DOM
5. 2026-06-13
   days on market $99,000 Active 36 DOM
6. 2026-06-09
   days on market $99,000 Active 32 DOM
7. 2026-06-08
   days on market $99,000 Active 31 DOM
8. 2026-06-07
   pricedays on market $99,000 Active 30 DOM
9. 2026-06-05
   days on market $120,000 Active 27 DOM
10. 2026-06-03
    days on market $120,000 Active 26 DOM
11. 2026-06-02
    days on market $120,000 Active 25 DOM
12. 2026-06-01
    days on market $120,000 Active 24 DOM
13. 2026-05-31
    days on market $120,000 Active 23 DOM
14. 2026-05-08
    listed $120,000 Active 697-char remark
15. 2026-04-23
    historical $1,295
16. 2026-04-07
    price $1,295
17. 2026-03-11
    listed $1,500
18. 2026-03-11
    historical $1,500
19. 2026-01-24
    listed $1,500
20. 2024-01-31
    soldstatus $23,500

ⓘ 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: $1,386 · $115/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$89/yr (+$7/mo · 6.4%)

ⓘ 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: $18,176
• − Mortgage interest: −$5,546
• − Property taxes: −$1,386
• − Insurance: −$495
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,880
• Taxable income: $4,962
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $5,058/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

+321.3% since first listed

8 events — show timeline

• 2026-06-05 Price Changed $99,000 West Penn MLS
• 2026-05-08 Listed $120,000 West Penn MLS
• 2026-04-23 Rental Removed $1,295 WPMLS
• 2026-04-07 Price Changed $1,295 WPMLS
• 2026-03-11 Listed for Rent $1,500 WPMLS
• 2026-03-11 Rental Removed $1,500 SHOWMOJO
• 2026-01-24 Listed for Rent $1,500 SHOWMOJO
• 2024-01-31 Sold (Public Records) $23,500 Public Records

Property tax history

+8.4%/yr

Latest (2026): $1,386 · +4.1% YoY. Source: county tax records.