200 Copeland St · McKees Rocks, PA 15136

$140,000

3 bd · 2.0 ba · 2,208 sqft · MultiFamily public records · 226 Days on market

Built 1930 3,659 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: 2 units. confirmed

Listing remarks MLS

Top-down duplex in an excellent location. Well-built brick building on a corner lot with a fenced-in yard and detached garage. Each unit has 2 bedrooms and one full bath. Spacious rooms, high ceilings. The lower level was formerly used as the third unit, complete with it's own kitchen & bath. An excellent opportunity to live in or add to your investment portfolio.

Key facts

• Own bath
• Own kitchen
• Third unit

Tags

• FENCED-IN YARD
• DETACHED GARAGE
• CORNER LOT
• THIRD UNIT
• OWN KITCHEN
• OWN BATH

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive. Per door: $438/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% 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).
• 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

• ARV (median comp): $49,789
• List price: $140,000
• Delta: 181.19%
• 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: 26.5%
• Equity multiple: 2.18×
• Total profit: $46,132
• Equity at exit: $20,874

10-year hold

• IRR: 37.2%
• Equity multiple: 5.37×
• Total profit: $171,340
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$734
• Tax from tax record: −$269 /mo · $3,228/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $876

Break-even live

Break-even rent $1,344

Max offer price $140,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,452
Total (2 units)			$2,452

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	43d	1	0.11mi
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	23d	1	0.15mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	23d	1	0.15mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	23d	1	0.38mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	23d	1	0.54mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	20d	1	0.56mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	21d	1	0.61mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	7d	1	0.65mi

Listing history 39 events

1. 2026-06-18
   days on market $140,000 Active 226 DOM
2. 2026-06-17
   days on market $140,000 Active 225 DOM
3. 2026-06-16
   days on market $140,000 Active 224 DOM
4. 2026-06-15
   days on market $140,000 Active 223 DOM
5. 2026-06-13
   days on market $140,000 Active 221 DOM
6. 2026-06-09
   days on market $140,000 Active 217 DOM
7. 2026-06-08
   days on market $140,000 Active 216 DOM
8. 2026-06-07
   days on market $140,000 Active 215 DOM
9. 2026-06-05
   days on market $140,000 Active 212 DOM
10. 2026-06-03
    days on market $140,000 Active 211 DOM
11. 2026-06-02
    days on market $140,000 Active 210 DOM
12. 2026-06-01
    days on market $140,000 Active 209 DOM
13. 2026-05-31
    days on market $140,000 Active 208 DOM
14. 2026-02-02
    price $140,000 372-char remark

    Show marketing remark (372 chars)

    Top-down duplex in an excellent location. Well-built brick building on a corner lot with a fenced-in yard and detached garage. Each unit has 2 bedrooms and one full bath. Spacious rooms, high ceilings. The lower level was formerly used as the third unit, complete with it's own kitchen & bath. An excellent opportunity to live in or add to your investment portfolio.

15. 2025-11-04
    listed $150,000 Active 372-char remark

    Show marketing remark (372 chars)

    Top-down duplex in an excellent location. Well-built brick building on a corner lot with a fenced-in yard and detached garage. Each unit has 2 bedrooms and one full bath. Spacious rooms, high ceilings. The lower level was formerly used as the third unit, complete with it's own kitchen & bath. An excellent opportunity to live in or add to your investment portfolio.

16. 2023-05-17
    status Active 300-char remark

    Show marketing remark (300 chars)

    Top-down duplex in an excellent location. Well-built brick building on a corner lot with a fenced-in yard and garage. Each unit has 2 bedrooms and one full bath. Spacious rooms, high ceilings. An excellent opportunity to live in or add to your investment portfolio. Truly a GREAT FIND and a MUST-SEE!

17. 2023-01-10
    historical Contingent 300-char remark

    Show marketing remark (300 chars)

    Top-down duplex in an excellent location. Well-built brick building on a corner lot with a fenced-in yard and garage. Each unit has 2 bedrooms and one full bath. Spacious rooms, high ceilings. An excellent opportunity to live in or add to your investment portfolio. Truly a GREAT FIND and a MUST-SEE!

18. 2022-12-06
    listed $89,900 Active 300-char remark

    Show marketing remark (300 chars)

    Top-down duplex in an excellent location. Well-built brick building on a corner lot with a fenced-in yard and garage. Each unit has 2 bedrooms and one full bath. Spacious rooms, high ceilings. An excellent opportunity to live in or add to your investment portfolio. Truly a GREAT FIND and a MUST-SEE!

19. 2022-07-03
    status Active
20. 2022-02-03
    status Active
21. 2022-02-03
    price $85,000
22. 2022-01-11
    historical Contingent
23. 2021-11-01
    status Active
24. 2021-09-14
    historical Contingent
25. 2021-09-09
    listed $69,000 Active
26. 2019-12-20
    historical Withdrawn
27. 2019-11-16
    status Active
28. 2019-08-30
    historical Contingent
29. 2019-08-19
    status Active
30. 2019-08-04
    historical Contingent
31. 2019-08-03
    status Active
32. 2019-07-17
    historical Contingent
33. 2019-07-11
    listed $61,000 Active
34. 2012-09-24
    soldstatus $45,000
35. 2012-09-14
    soldstatus $45,000
36. 2012-09-14
    price $54,900
37. 2012-06-28
    listed $45,000
38. 1990-01-03
    soldstatus $40,500
39. 1983-06-21
    soldstatus $25,000

ⓘ 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: $3,228 · $269/mo
• Projected year-2 tax: $3,228 · $269/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $29,424
• − Mortgage interest: −$7,842
• − Property taxes: −$3,228
• − Insurance: −$700
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$4,073
• Taxable income: $8,873
• Est. tax owed @ 24.0%: −$2,130
• After-tax cash flow: $8,377/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

+460.0% since first listed

26 events — show timeline

• 2026-02-02 Price Changed $140,000 West Penn MLS
• 2025-11-04 Listed $150,000 West Penn MLS
• 2023-05-17 Relisted — West Penn MLS
• 2023-01-10 Contingent — West Penn MLS
• 2022-12-06 Listed $89,900 West Penn MLS
• 2022-07-03 Relisted — West Penn MLS
• 2022-02-03 Relisted — West Penn MLS
• 2022-02-03 Price Changed $85,000 West Penn MLS
• 2022-01-11 Contingent — West Penn MLS
• 2021-11-01 Relisted — West Penn MLS
• 2021-09-14 Contingent — West Penn MLS
• 2021-09-09 Listed $69,000 West Penn MLS
• 2019-12-20 Delisted — West Penn MLS
• 2019-11-16 Relisted — West Penn MLS
• 2019-08-30 Contingent — West Penn MLS
• 2019-08-19 Relisted — West Penn MLS
• 2019-08-04 Contingent — West Penn MLS
• 2019-08-03 Relisted — West Penn MLS
• 2019-07-17 Contingent — West Penn MLS
• 2019-07-11 Listed $61,000 West Penn MLS
• 2012-09-24 Sold (Public Records) $45,000 Public Records
• 2012-09-14 Price Changed $54,900 West Penn MLS
• 2012-09-14 Sold (MLS) $45,000 West Penn MLS
• 2012-06-28 Listed $45,000 West Penn MLS
• 1990-01-03 Sold (Public Records) $40,500 Public Records
• 1983-06-21 Sold (Public Records) $25,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $3,228 · +4.1% YoY. Source: county tax records.