376 Vermont Ave · Rochester, PA 15074

$168,000

1 bd · 2.0 ba · 2,074 sqft · SingleFamily public records · 6 Days on market

Built 1900 6,534 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Cash flow +3.8/30.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Duplex - 1st floor occupied 3 Bedroom 1 full Bath - 2nd Floor vacant remodeled 2 Bedroom 1 Full Bath - whole house blown in insulation - Separate Utilities - Washers/Dryers/Stoves/Refrigerators All Stay -2 Hot Water Tanks - 2 Furnace 3 Car Detached Garage - Tenants pay their own utilities.

Key facts

• Separate utilities
• 2 furnace
• 2 hot water tanks

Tags

• SEPARATE UTILITIES
• 2 HOT WATER TANKS
• 2 FURNACE
• 3 CAR DETACHED GARAGE

Property features AI

Finance

• Financial info: One unit currently rents for $750; One unit currently rents for $600

Exterior

• Parking: Detached garage; Total of 3 parking spaces
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Two-unit property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: R-1 zoning

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-483 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (50.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (43.3% below list).
• Recommended offer: $83k (50.8% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 6.7% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 80/100 on livability (#220 in PA, #1,937 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: amenities D, crime F, employment 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.
• Zoned schools: Rochester Area El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 334 students, 100% FRL); Rochester Ms (math 17% / reading 42%, grade F, #385 of 512 statewide, top 76%, 160 students, 100% FRL); Rochester High School (math 34%, 225 students, 83% FRL) — zoned schools average 94% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $5k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $168k implies a 572% 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 $82,672 (50.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.57% ✗
• Cap rate: 2.84%
• Cash-on-cash: -12.32%
• DSCR: 0.45
• GRM: 14.7

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: -39.0%
• Equity multiple: -0.23×
• Total profit: $-57,927
• Equity at exit: $25,049

10-year hold

• IRR: -59.9%
• Equity multiple: -0.91×
• Total profit: $-89,809
• Equity at exit: $14,526

Cash invested: $47,040 (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: 14.7×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-483

Break-even live

Break-even rent $1,565

Max offer price $82,672

Occupancy floor —

Sensitivity live

Price	-10% $-388	-5% $-435	+0% $-483	+5% $-531	+10% $-578
Rent	-10% $-558	-5% $-521	+0% $-483	+5% $-445	+10% $-408
Rate	-1.0pp $-398	-0.5pp $-440	base $-483	+0.5pp $-527	+1.0pp $-571

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $168,000 Active 6 DOM
2. 2026-06-18
   days on market $168,000 Active 3 DOM
3. 2026-06-17
   days on market $168,000 Active 2 DOM
4. 2026-06-16
   remarks 292-char remark
5. 2026-06-16
   listed $168,000 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/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 8 d/yr ≥97°F today · 19 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: $11,440
• − Mortgage interest: −$9,411
• − Property taxes: −$3,422
• − Insurance: −$840
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$4,887
• Taxable loss: −$8,950
• Est. tax savings @ 24.0%: +$2,148
• After-tax cash flow: $-3,648/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 — Rochester

• Score: 80/100
• State rank: #220
• US rank: #1937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+572.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $168,000 West Penn MLS
• 1990-12-03 Sold (Public Records) $25,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $3,422 · +2.9% YoY. Source: county tax records.