331 Washington St · McKees Rocks, PA 15136

$45,000

2 bd · 1.0 ba · 936 sqft · Townhouse public records · 17 Days on market

Built 1929 683 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

Listing remarks MLS

Attention Investors! McKees Rocks is growing fast! This small but mighty money maker has been raking in the dough from the same tenant for the last 26 years! With only 4 rooms, a full basement and bath, there really isn’t much to care for, so its perfect for 1st time investors. The tenant treats this special place as if it was his own. He recently added beautiful light fixtures to the living rm. The spacious kitchen offers plenty of maintenance free cabinetry and counterspace along with enough room for a good sized table and chairs. Off the kitchen is a private, covered porch where the tenant loves to entertain. Upstairs are two bedrooms and a bath. After 26 years of living life large in this wonderful home, the basement has become quite full of the tenants treasures, but there is still room for his washer and dryer and a 2nd bath. Tenant pays $6300 a year plus utilities. Updates include: Water Tank (2019) High Efficency Furnace (circa 2017).

Key facts

• All-brick row home
• Laundry hookups
• Covered rear porch

Tags

• ALL-BRICK ROW HOME
• COVERED REAR PORCH
• LAUNDRY HOOKUPS
• ADDITIONAL STORAGE SPACE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick property; Resale condition
• Construction: Brick construction
• Exterior features: Small urban lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Wall/window cooling unit(s)
• Interior features: Carpet flooring; Vinyl flooring; Interior entry basement; Public transportation nearby

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% 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: 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.
• Zoned schools: Sto-Rox Primary Ctr (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 328 students, 100% FRL); Sto-Rox Upper El Sch (math 3% / reading 20%, grade F, #492 of 512 statewide, top 96%, 218 students, 100% FRL); Sto-Rox Jshs (math 2% / reading 2%, grade F, #437 of 437 statewide, top 100%, 517 students, 92% FRL) — zoned schools average 98% FRL vs 77% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.1%/yr); 126 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $30k; list at $45k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.60% ✓
• Cap rate: 22.14%
• Cash-on-cash: 56.61%
• DSCR: 3.52
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 55.3%
• Equity multiple: 3.64×
• Total profit: $33,277
• Equity at exit: $6,710

10-year hold

• IRR: 62.4%
• Equity multiple: 9.06×
• Total profit: $101,586
• Equity at exit: $3,891

Cash invested: $12,600 (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: 126
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$236
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $539

Break-even live

Break-even rent $489

Max offer price $45,000

Occupancy floor 49%

Sensitivity live

Price	-10% $564	-5% $552	+0% $539	+5% $526	+10% $513
Rent	-10% $446	-5% $493	+0% $539	+5% $585	+10% $631
Rate	-1.0pp $561	-0.5pp $550	base $539	+0.5pp $527	+1.0pp $515

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	45d	1	0.64mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	45d	1	0.72mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	9d	1	0.84mi
219 Woodlawn Ave Pittsburgh, PA	2.0	1.0	925	$1,075	$1.16	45d	1	0.89mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	25d	1	0.89mi
117 Crawford Ave Unit 2 Pittsburgh, PA	1.0	1.0	700	$900	$1.29	45d	1	0.89mi
149 S Euclid Ave Unit 1 Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	19d	1	0.97mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	25d	1	1.01mi
145 Washington Ave Pittsburgh, PA	1.0	1.0	650	$950	$1.46	45d	1	1.02mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	16d	1	1.08mi
25 Grant Ave #1 Bellevue, PA	1.0	1.0	950	$1,095	$1.15	3d	1	1.13mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	22d	1	1.13mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	25d	1	1.13mi
136 Sheridan Ave Pittsburgh, PA	1.0	1.0	625	$890	$1.42	25d	1	1.17mi
60 Sumner Ave Bellevue, PA	1.0	1.0	600	$1,004	$1.67	18d	2	1.20mi
114 Singer Ave McKees Rocks, PA	1.0	1.0	650	$800	$1.23	46d	1	1.21mi
71-73 Sheridan Ave Unit 73 Pittsburgh, PA	2.0	1.0	900	$1,100	$1.22	45d	1	1.22mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	45d	1	1.22mi
118 Arch Ave Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	25d	1	1.24mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	3d	1	1.25mi
16 N Fremont Ave Pittsburgh, PA	2.0	1.0	1000	$1,100	$1.10	45d	1	1.31mi
220 S Home Ave Pittsburgh, PA	1.0	1.0	840	$1,299	$1.55	45d	1	1.40mi
25 S Starr Ave Unit 14 Bellevue, PA	1.0	1.0	600	$899	$1.50	12d	1	1.46mi
464 Teece Ave Unit 4 Pittsburgh, PA	1.0	1.0	950	$1,200	$1.26	19d	1	1.46mi
478 Teece Ave Pittsburgh, PA	2.0	2.0	950	$1,325	$1.39	45d	1	1.48mi

Listing history 11 events

1. 2026-06-21
   days on market $45,000 Active 17 DOM
2. 2026-06-18
   days on market $45,000 Active 14 DOM
3. 2026-06-17
   days on market $45,000 Active 13 DOM
4. 2026-06-16
   days on market $45,000 Active 12 DOM
5. 2026-06-15
   days on market $45,000 Active 11 DOM
6. 2026-06-13
   days on market $45,000 Active 9 DOM
7. 2026-06-09
   days on market $45,000 Active 5 DOM
8. 2026-06-08
   days on market $45,000 Active 4 DOM
9. 2026-06-07
   days on market $45,000 Active 3 DOM
10. 2026-06-05
    remarks 590-char remark
11. 2026-06-05
    listed $45,000 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $14,049
• − Mortgage interest: −$2,521
• − Property taxes: −$909
• − Insurance: −$891
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,309
• Taxable income: $6,170
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $4,985/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

+244.4% since first listed

11 events — show timeline

• 2026-06-03 Listed $45,000 West Penn MLS
• 2022-10-31 Sold (Public Records) $30,000 Public Records
• 2022-10-26 Sold (MLS) $30,000 West Penn MLS
• 2022-08-16 Pending — West Penn MLS
• 2022-08-10 Price Changed $40,000 West Penn MLS
• 2022-05-04 Listed $50,000 West Penn MLS
• 2021-07-21 Listed $65,000 West Penn MLS
• 2011-04-13 Sold (Public Records) $52,530 Public Records
• 2011-04-01 Sold (MLS) $13,065 West Penn MLS
• 2011-04-01 Price Changed $23,500 West Penn MLS
• 2010-11-23 Listed $13,065 West Penn MLS

Property tax history

+4.7%/yr

Latest (2026): $909 · +4.1% YoY. Source: county tax records.