1133 9th St · McKees Rocks, PA 15136

$89,900

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 17 Days on market

Built 1920 2,495 sqft lot Est $96k · 7% under

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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 +29.5/30.0
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

DARLING HOME NEEDS YOUR FINISHING TOUCH * SOLD AS IS * 1000 HAND MONEY * PREAPPROVE BUYER * BUYER RESP FOR ALL PERMITS * SHOW AND BRING OFFER *

Key facts

• Covered front porch
• Formal dining room
• Covered rear porch

Tags

• COVERED FRONT PORCH
• SPACIOUS BACKYARD RETREAT
• GENEROUSLY SIZED LIVING ROOM
• FORMAL DINING ROOM
• FULLY EQUIPPED KITCHEN
• COVERED REAR PORCH

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story house; Resale property; Built-up roof; Aluminum siding
• Construction: Aluminum siding construction; Built-up roof
• Exterior features: Small lot (0.0573 acres)

Interior

• Kitchen: Kitchen on main level (13 x 9); Dishwasher; Microwave; Refrigerator
• Bedrooms: Bedroom on upper level (14 x 10)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air; Wall/window air conditioning units
• Interior features: Unfinished walk-out basement; Bonus room in basement (19 x 12); Laundry room in basement (19 x 13); Living room on main level (17 x 14); Dining room on main level (14 x 10)
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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: 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $96,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 9th St	0.02mi	3/1.0 (+1)	1,160 (0%)	5mo	$60,000	$52	90
915 Liberty St	0.12mi	2/1.0	1,262 (+9%)	0mo	$85,100	$67	80
117 Owen St	0.31mi	3/1.0 (+1)	1,137 (-2%)	3mo	$144,750	$127	74
400 Broadway Ave	0.50mi	3/1.0 (+1)	1,179 (+2%)	3mo	$115,000	$98	66
425 Macarthur St	0.43mi	3/1.0 (+1)	1,220 (+5%)	6mo	$170,000	$139	62
47 May Ave	0.51mi	3/2.0 (+1)	1,120 (-3%)	0mo	$140,000	$125	61
1238 Church Ave	0.58mi	2/1.0	1,070 (-8%)	3mo	$40,000	$37	57
202 Jane St	0.32mi	3/2.0 (+1)	1,280 (+10%)	5mo	$90,000	$70	55
46 Kennedy Ln	0.75mi	2/1.5	1,107 (-5%)	2mo	$235,000	$212	53
807 6th St	0.37mi	3/1.0 (+1)	990 (-15%)	2mo	$24,000	$24	52
1126 Church Ave	0.68mi	3/1.0 (+1)	1,058 (-9%)	2mo	$67,000	$63	47
214 Erwin Pl	0.60mi	3/1.0 (+1)	1,026 (-12%)	6mo	$85,519	$83	43

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: 11.8%
• Equity multiple: 1.50×
• Total profit: $12,539
• Equity at exit: $13,404

10-year hold

• IRR: 24.6%
• Equity multiple: 3.68×
• Total profit: $67,512
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$471
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $321

Break-even live

Break-even rent $843

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $372	-5% $347	+0% $321	+5% $296	+10% $270
Rent	-10% $222	-5% $272	+0% $321	+5% $371	+10% $420
Rate	-1.0pp $366	-0.5pp $344	base $321	+0.5pp $298	+1.0pp $274

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	45d	1	0.08mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	25d	1	0.08mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	3d	1	0.11mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	25d	1	0.14mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	45d	1	0.15mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	22d	1	0.17mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	25d	1	0.17mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	16d	1	0.27mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	45d	1	0.31mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	9d	1	0.31mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	25d	1	0.45mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	25d	1	0.56mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	45d	1	0.60mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	25d	1	0.73mi
10 Highland Dr Mc Kees Rocks, PA	2.0	1.0	1188	$1,300	$1.09	45d	1	0.88mi

Listing history 11 events

1. 2026-06-21
   days on market $89,900 Active 17 DOM
2. 2026-06-18
   days on market $89,900 Active 14 DOM
3. 2026-06-17
   days on market $89,900 Active 13 DOM
4. 2026-06-16
   days on market $89,900 Active 12 DOM
5. 2026-06-15
   days on market $89,900 Active 11 DOM
6. 2026-06-13
   days on market $89,900 Active 9 DOM
7. 2026-06-09
   days on market $89,900 Active 5 DOM
8. 2026-06-08
   days on market $89,900 Active 4 DOM
9. 2026-06-07
   days on market $89,900 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $89,900 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: $1,889 · $157/mo
• Projected year-2 tax: $1,889 · $157/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $15,000
• − Mortgage interest: −$5,036
• − Property taxes: −$1,889
• − Insurance: −$450
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,615
• Taxable income: $2,610
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,227/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

• 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

+136.6% since first listed

7 events — show timeline

• 2026-06-04 Listed $89,900 West Penn MLS
• 2006-03-16 Sold (Public Records) $30,000 Public Records
• 2006-03-16 Sold (MLS) $30,000 West Penn MLS
• 2005-10-17 Listed $29,900 West Penn MLS
• 2000-10-03 Sold (Public Records) $56,000 Public Records
• 1995-12-04 Sold (Public Records) $33,000 Public Records
• 1981-05-12 Sold (Public Records) $38,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,889 · +4.0% YoY. Source: county tax records.