815 Broadway Ave · McKees Rocks, PA 15136

$124,900

5 bd · 2.0 ba · — sqft · MultiFamily · 313 Days on market

Built 1940 2,400 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Prime opportunity in the heart of McKees Rocks! This original brick commercial building offers a spacious first-floor layout, perfect for bringing your DREAM business to life. The upper levels feature two apartments—2nd floor with 2 bedrooms & 1 bath, 3rd floor with 3 bedrooms & 1 bath—each with separate entrances. Tenants pay electric & gas, while seller covers water & sewage. Large basement allows for additional commercial use or storage. Rear of building provides balcony with Rear Exit and 2 off-street parking spaces. Fantastic location with endless possibilities!

Key facts

• Separate entrance
• Off street parking
• Large basement

Tags

• SEPARATE ENTRANCE
• LARGE BASEMENT
• OFF STREET PARKING
• HEART OF MCKEES ROCKS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.6% 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: 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); 127 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,638/mo this rent would consume 63% of the median local household income ($69k/yr) (locally 768% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $73k; list at $125k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.91% ✓
• Cap rate: 25.61%
• Cash-on-cash: 69.00%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

• ARV (median comp): $49,387
• List price: $124,900
• Delta: 152.90%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Broadway Ave	0.00mi	4/3.0 (-1)	—	3mo	$95,000	—	76
705 Russellwood Ave	0.09mi	5/3.0	—	6mo	$100,000	—	74
1131 12th St	0.24mi	4/2.0 (-1)	—	1mo	$115,000	—	70
837 Benwood Ave	0.18mi	5/3.0	—	7mo	$205,000	—	69
711 Russellwood Ave	0.08mi	4/2.0 (-1)	—	14mo	$90,000	—	67
1101 Broadway Ave	0.17mi	4/2.0 (-1)	—	12mo	$106,500	—	65
500 Woodward Ave	0.39mi	4/2.0 (-1)	—	1mo	$123,000	—	64
1116 Woodward Ave	0.22mi	5/3.0	—	13mo	$100,000	—	62
22 Harlem Ave	0.45mi	4/2.0 (-1)	—	7mo	$94,000	—	56
505 Broadway Ave	0.36mi	6/4.0 (+1)	—	3mo	$240,000	—	55
1121-1123 Zinkham St	0.60mi	4/2.0 (-1)	—	4mo	$148,300	—	51
900 2nd St	0.63mi	4/2.0 (-1)	—	11mo	$147,500	—	44

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: 74.1%
• Equity multiple: 4.63×
• Total profit: $127,115
• Equity at exit: $18,623

10-year hold

• IRR: 79.3%
• Equity multiple: 11.39×
• Total profit: $363,332
• Equity at exit: $10,799

Cash invested: $34,972 (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: 127
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,638 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $2,011

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 40%

Sensitivity live

Price	-10% $2,097	-5% $2,054	+0% $2,011	+5% $1,968	+10% $1,925
Rent	-10% $1,723	-5% $1,867	+0% $2,011	+5% $2,155	+10% $2,298
Rate	-1.0pp $2,074	-0.5pp $2,043	base $2,011	+0.5pp $1,978	+1.0pp $1,946

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,177
1× unit	3	1	$1,354
1× unit	0	0	$1,106
Total (3 units)			$3,638

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Russellwood Ave Apt 2nd Floor McKees Rocks, PA	4.0	1.0	1100	$2,195	$2.00	3d	1	0.09mi
705 Russellwood Ave Unit 2ndFL McKees Rocks, PA	4.0	1.0	1100	$2,250	$2.05	3d	1	0.09mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	24d	1	0.40mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	8d	1	0.84mi

Listing history 24 events

1. 2026-06-21
   days on market $124,900 Active 313 DOM
2. 2026-06-18
   days on market $124,900 Active 310 DOM
3. 2026-06-17
   days on market $124,900 Active 309 DOM
4. 2026-06-16
   days on market $124,900 Active 308 DOM
5. 2026-06-15
   days on market $124,900 Active 307 DOM
6. 2026-06-13
   days on market $124,900 Active 305 DOM
7. 2026-06-09
   days on market $124,900 Active 301 DOM
8. 2026-06-08
   days on market $124,900 Active 300 DOM
9. 2026-06-07
   days on market $124,900 Active 299 DOM
10. 2026-06-05
    days on market $124,900 Active 296 DOM
11. 2026-06-03
    days on market $124,900 Active 295 DOM
12. 2026-06-02
    days on market $124,900 Active 294 DOM
13. 2026-06-01
    days on market $124,900 Active 293 DOM
14. 2026-05-31
    days on market $124,900 Active 292 DOM
15. 2025-11-07
    status Active 609-char remark

    Show marketing remark (609 chars)

    Prime opportunity in the heart of McKees Rocks! This original brick commercial building offers a spacious first-floor layout, perfect for bringing your DREAM business to life. The upper levels feature two apartments—2nd floor with 2 bedrooms & 1 bath, 3rd floor with 3 bedrooms & 1 bath—each with separate entrances. Tenants pay electric & gas, while seller covers water & sewage. Large basement allows for additional commercial use or storage. Rear of building provides balcony with Rear Exit and 2 off-street parking spaces. Fantastic location with endless possibilities!

16. 2025-09-25
    historical Contingent 609-char remark

    Show marketing remark (609 chars)

    Prime opportunity in the heart of McKees Rocks! This original brick commercial building offers a spacious first-floor layout, perfect for bringing your DREAM business to life. The upper levels feature two apartments—2nd floor with 2 bedrooms & 1 bath, 3rd floor with 3 bedrooms & 1 bath—each with separate entrances. Tenants pay electric & gas, while seller covers water & sewage. Large basement allows for additional commercial use or storage. Rear of building provides balcony with Rear Exit and 2 off-street parking spaces. Fantastic location with endless possibilities!

17. 2025-08-24
    price $124,900 609-char remark

    Show marketing remark (609 chars)

    Prime opportunity in the heart of McKees Rocks! This original brick commercial building offers a spacious first-floor layout, perfect for bringing your DREAM business to life. The upper levels feature two apartments—2nd floor with 2 bedrooms & 1 bath, 3rd floor with 3 bedrooms & 1 bath—each with separate entrances. Tenants pay electric & gas, while seller covers water & sewage. Large basement allows for additional commercial use or storage. Rear of building provides balcony with Rear Exit and 2 off-street parking spaces. Fantastic location with endless possibilities!

18. 2025-08-12
    listed $134,900 Active 609-char remark

    Show marketing remark (609 chars)

    Prime opportunity in the heart of McKees Rocks! This original brick commercial building offers a spacious first-floor layout, perfect for bringing your DREAM business to life. The upper levels feature two apartments—2nd floor with 2 bedrooms & 1 bath, 3rd floor with 3 bedrooms & 1 bath—each with separate entrances. Tenants pay electric & gas, while seller covers water & sewage. Large basement allows for additional commercial use or storage. Rear of building provides balcony with Rear Exit and 2 off-street parking spaces. Fantastic location with endless possibilities!

19. 2025-08-10
    historical Expired 236-char remark

    Show marketing remark (236 chars)

    Original Brick Commercial first floor with 2 apartments 2nd floor with separate entrance. Great location for any type of business in the heart of McKees Rocks. Commercial use in large basement 2 off street parking in REAR of building

20. 2025-05-14
    price $134,900 236-char remark

    Show marketing remark (236 chars)

    Original Brick Commercial first floor with 2 apartments 2nd floor with separate entrance. Great location for any type of business in the heart of McKees Rocks. Commercial use in large basement 2 off street parking in REAR of building

21. 2025-01-16
    price $139,900 236-char remark

    Show marketing remark (236 chars)

    Original Brick Commercial first floor with 2 apartments 2nd floor with separate entrance. Great location for any type of business in the heart of McKees Rocks. Commercial use in large basement 2 off street parking in REAR of building

22. 2024-08-11
    listed $149,900 Active 236-char remark

    Show marketing remark (236 chars)

    Original Brick Commercial first floor with 2 apartments 2nd floor with separate entrance. Great location for any type of business in the heart of McKees Rocks. Commercial use in large basement 2 off street parking in REAR of building

23. 2007-10-08
    soldstatus $73,100
24. 2006-12-03
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $43,656
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$3,492
• − Management: −$3,492
• − Depreciation: −$3,633
• Taxable income: $23,543
• Est. tax owed @ 24.0%: −$5,650
• After-tax cash flow: $18,480/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

+78.7% since first listed

10 events — show timeline

• 2025-11-07 Relisted — West Penn MLS
• 2025-09-25 Contingent — West Penn MLS
• 2025-08-24 Price Changed $124,900 West Penn MLS
• 2025-08-12 Listed $134,900 West Penn MLS
• 2025-08-10 Delisted — West Penn MLS
• 2025-05-14 Price Changed $134,900 West Penn MLS
• 2025-01-16 Price Changed $139,900 West Penn MLS
• 2024-08-11 Listed $149,900 West Penn MLS
• 2007-10-08 Sold (MLS) $73,100 West Penn MLS
• 2006-12-03 Listed $69,900 West Penn MLS