645 Virginia Ave · Rochester, PA 15074

$69,000

4 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 59 Days on market

Built 1914 4,356 sqft lot $44/sqft · 65% below area ↓ 8% since listing

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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
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY! Don't miss this prime investment property at 645 Virginia Ave! This 3-bedroom 1-bathroom home offers a fantastic opportunity with tons of potential. This location has a large lot and is located close to schools, shopping and main highways. Whether you're a seasoned investor or just getting started, schedule a showing and see why this home could be the next winner in your portfolio!

Key facts

• 1st floor windows
• Views over town
• 4,356 sq ft lot

Tags

• ELECTRIC PLUMBING HVAC
• 1ST FLOOR WINDOWS
• VIEWS OVER TOWN
• SPACE OUTSIDE TO GARDEN

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: 2-story frame residence; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: 50 x 92 lot dimensions

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air gas heating; Wall/window cooling unit(s)
• Interior features: Unfinished interior-entry basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

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: schools C-, amenities D, crime 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.
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $69k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.10% ✓
• Cap rate: 16.78%
• Cash-on-cash: 37.45%
• DSCR: 2.67
• GRM: 4.0

CMA / ARV

• ARV (median comp): $197,300
• List price: $69,000
• Delta: -65.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Wack Dr	0.25mi	3/2.0 (-1)	1,604 (+1%)	6mo	$235,000	$147	72
450 Clay St	0.60mi	3/2.0 (-1)	1,596 (+1%)	7mo	$160,000	$100	56
477 Connecticut Ave	0.66mi	3/2.5 (-1)	1,595 (+1%)	4mo	$224,000	$140	54
431 New York Ave	0.66mi	4/1.5	1,648 (+4%)	9mo	$97,000	$59	53
312 Craig St	0.73mi	3/1.5 (-1)	1,607 (+2%)	9mo	$240,000	$149	49
456 Park St	0.43mi	3/1.5 (-1)	1,408 (-11%)	9mo	$115,000	$82	47
476 Mecklem Ave	0.72mi	3/1.0 (-1)	1,478 (-7%)	4mo	$120,000	$81	47
236 Greenwood Dr	0.63mi	3/2.0 (-1)	1,484 (-6%)	8mo	$300,000	$202	44
480 Heller St	0.62mi	3/2.5 (-1)	1,662 (+5%)	11mo	$199,000	$120	43
726 Spruce St	0.67mi	3/2.0 (-1)	1,476 (-7%)	13mo	$272,000	$184	37
194 Clay St	0.74mi	3/1.5 (-1)	1,352 (-15%)	0mo	$143,000	$106	34
479 Connecticut	0.65mi	3/2.0 (-1)	1,800 (+14%)	16mo	$180,000	$100	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.41×
• Total profit: $27,281
• Equity at exit: $10,288

10-year hold

• IRR: 40.4%
• Equity multiple: 4.80×
• Total profit: $73,453
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $603

Break-even live

Break-even rent $686

Max offer price $69,000

Occupancy floor 53%

Sensitivity live

Price	-10% $642	-5% $622	+0% $603	+5% $583	+10% $564
Rent	-10% $488	-5% $546	+0% $603	+5% $660	+10% $717
Rate	-1.0pp $638	-0.5pp $620	base $603	+0.5pp $585	+1.0pp $567

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
743 Wolf Ave Rochester, PA	3.0	1.0	1500	$1,375	$0.92	44d	1	0.27mi
169 Route 68 Rochester, PA	3.0	1.5	1500	$1,600	$1.07	24d	1	0.29mi
467 Reno St Rochester, PA	3.0	1.0	1092	$1,200	$1.10	2d	1	0.72mi

Listing history 31 events

1. 2026-06-21
   days on market $69,000 Active 59 DOM
2. 2026-06-18
   days on market $69,000 Active 56 DOM
3. 2026-06-17
   days on market $69,000 Active 55 DOM
4. 2026-06-16
   days on market $69,000 Active 54 DOM
5. 2026-06-15
   days on market $69,000 Active 53 DOM
6. 2026-06-13
   days on market $69,000 Active 51 DOM
7. 2026-06-09
   days on market $69,000 Active 47 DOM
8. 2026-06-08
   days on market $69,000 Active 46 DOM
9. 2026-06-07
   days on market $69,000 Active 45 DOM
10. 2026-06-03
    days on market $69,000 Active 41 DOM
11. 2026-06-02
    days on market $69,000 Active 40 DOM
12. 2026-06-01
    days on market $69,000 Active 39 DOM
13. 2026-05-31
    days on market $69,000 Active 38 DOM
14. 2026-05-04
    price $69,000 333-char remark
15. 2026-04-23
    listed $77,000 Active 333-char remark
16. 2025-03-26
    soldstatus $30,000
17. 2025-03-06
    soldstatus $30,000 Closed 408-char remark

    Show marketing remark (408 chars)

    INVESTMENT OPPORTUNITY! Don't miss this prime investment property at 645 Virginia Ave! This 3-bedroom 1-bathroom home offers a fantastic opportunity with tons of potential. This location has a large lot and is located close to schools, shopping and main highways. Whether you're a seasoned investor or just getting started, schedule a showing and see why this home could be the next winner in your portfolio!

18. 2024-12-11
    status Pending 408-char remark

    Show marketing remark (408 chars)

    INVESTMENT OPPORTUNITY! Don't miss this prime investment property at 645 Virginia Ave! This 3-bedroom 1-bathroom home offers a fantastic opportunity with tons of potential. This location has a large lot and is located close to schools, shopping and main highways. Whether you're a seasoned investor or just getting started, schedule a showing and see why this home could be the next winner in your portfolio!

19. 2024-11-16
    price $38,400 408-char remark

    Show marketing remark (408 chars)

    INVESTMENT OPPORTUNITY! Don't miss this prime investment property at 645 Virginia Ave! This 3-bedroom 1-bathroom home offers a fantastic opportunity with tons of potential. This location has a large lot and is located close to schools, shopping and main highways. Whether you're a seasoned investor or just getting started, schedule a showing and see why this home could be the next winner in your portfolio!

20. 2024-11-06
    listed $39,900 Active 408-char remark

    Show marketing remark (408 chars)

    INVESTMENT OPPORTUNITY! Don't miss this prime investment property at 645 Virginia Ave! This 3-bedroom 1-bathroom home offers a fantastic opportunity with tons of potential. This location has a large lot and is located close to schools, shopping and main highways. Whether you're a seasoned investor or just getting started, schedule a showing and see why this home could be the next winner in your portfolio!

21. 2014-12-23
    soldstatus $40,000
22. 2014-12-13
    price $40,000

    Show marketing remark (201 chars)

    Large 3 bedroom home with tall ceilings, fresh paint, and a pool on a double lot! Updated furnace and 200 amp electrical service. All appliances including washer & dryer STAY for the next owner!

23. 2014-12-12
    price $46,500

    Show marketing remark (201 chars)

    Large 3 bedroom home with tall ceilings, fresh paint, and a pool on a double lot! Updated furnace and 200 amp electrical service. All appliances including washer & dryer STAY for the next owner!

24. 2014-12-12
    soldstatus $40,000

    Show marketing remark (201 chars)

    Large 3 bedroom home with tall ceilings, fresh paint, and a pool on a double lot! Updated furnace and 200 amp electrical service. All appliances including washer & dryer STAY for the next owner!

25. 2014-09-26
    listed $46,500

    Show marketing remark (201 chars)

    Large 3 bedroom home with tall ceilings, fresh paint, and a pool on a double lot! Updated furnace and 200 amp electrical service. All appliances including washer & dryer STAY for the next owner!

26. 2007-02-22
    soldstatus $16,000
27. 2007-02-19
    soldstatus $16,000
28. 2005-05-12
    soldstatus $1,394
29. 2002-07-29
    soldstatus $73,900
30. 2002-07-29
    soldstatus $73,900
31. 2002-02-01
    listed $74,900

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,394
• − Mortgage interest: −$3,865
• − Property taxes: −$1,819
• − Insurance: −$345
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,007
• Taxable income: $6,574
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $5,657/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

• 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

-7.9% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $69,000 West Penn MLS
• 2026-04-23 Listed $77,000 West Penn MLS
• 2025-03-26 Sold (Public Records) $30,000 Public Records
• 2025-03-06 Sold (MLS) $30,000 West Penn MLS
• 2024-12-11 Pending — West Penn MLS
• 2024-11-16 Price Changed $38,400 West Penn MLS
• 2024-11-06 Listed $39,900 West Penn MLS
• 2014-12-23 Sold (Public Records) $40,000 Public Records
• 2014-12-13 Price Changed $40,000 West Penn MLS
• 2014-12-12 Sold (MLS) $40,000 West Penn MLS
• 2014-12-12 Price Changed $46,500 West Penn MLS
• 2014-09-26 Listed $46,500 West Penn MLS
• 2007-02-22 Sold (Public Records) $16,000 Public Records
• 2007-02-19 Sold (MLS) $16,000 AVBREALTORS
• 2005-05-12 Sold (Public Records) $1,394 Public Records
• 2002-07-29 Sold (Public Records) $73,900 Public Records
• 2002-07-29 Sold (MLS) $73,900 West Penn MLS
• 2002-02-01 Listed $74,900 West Penn MLS

Property tax history

-0.4%/yr

Latest (2026): $1,819 · +3.4% YoY. Source: county tax records.