478 Heller St · Rochester, PA 15074

$112,500

2 bd · 1.0 ba · 1,171 sqft · SingleFamily public records · 22 Days on market

Built 1900 Est $149k · 24% under

---

Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• 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

This charming two-story home is nestled on a quiet street in Rochester, just one block from Rochester school & acirc; & euro; & rdquo; perfect for convenience and a peaceful neighborhood setting. The home features two comfortable bedrooms with natural light and a spacious, well-appointed kitchen that offers plenty of room for cooking and gathering. A dedicated laundry and mud room adds everyday functionality, while the full bathroom is centrally located for easy access. The property also includes a garage for parking or additional storage. For added value and move-in readiness, the home comes equipped with a refrigerator, stove and microwave, making it an ideal choice for those

Key facts

• Built 1900
• Listed 22 days

Tags

• DEDICATED LAUNDRY AND MUD ROOM
• WELL-APPOINTED KITCHEN
• CENTRALLY LOCATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $37 ($448/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (0.7% below list).
• Recommended offer: $111k (1.5% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $778 of loan paydown is wiped out by about $3k 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

• It's been on market 22 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $112k implies a 185% 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 $110,812 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 0.99% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $148,717
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
467 Reno St	0.09mi	3/1.0 (+1)	1,092 (-7%)	4mo	$50,000	$46	76
531 Reno St	0.14mi	2/2.0	1,108 (-5%)	6mo	$199,000	$180	75
478 Reno St	0.07mi	3/1.0 (+1)	1,232 (+5%)	9mo	$95,500	$78	75
444 E Washington St	0.35mi	3/1.0 (+1)	1,165 (-0%)	7mo	$40,000	$34	72
582 E Madison St	0.23mi	2/1.0	1,088 (-7%)	11mo	$129,000	$119	68
147 Monroe St	0.50mi	3/1.0 (+1)	1,170 (-0%)	8mo	$155,000	$132	64
16 Community Springs Ct	0.22mi	3/1.5 (+1)	1,071 (-8%)	5mo	$55,000	$51	64
424 Pennsylvania Ave	0.06mi	3/2.5 (+1)	1,320 (+13%)	1mo	$90,000	$68	64
469 Ohio Ave	0.19mi	3/2.0 (+1)	1,334 (+14%)	0mo	$170,000	$127	58
580 New York Ave	0.31mi	3/2.5 (+1)	1,248 (+7%)	8mo	$239,000	$192	57
612 Virginia Ave	0.40mi	2/1.0	1,008 (-14%)	4mo	$170,000	$169	55
158 Maple St	0.66mi	3/2.0 (+1)	1,200 (+2%)	7mo	$195,000	$163	50

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-15,795
• Equity at exit: $16,774

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-10,458
• Equity at exit: $9,727

Cash invested: $31,500 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$590
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $37

Break-even live

Break-even rent $1,070

Max offer price $112,500

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $69	+0% $37	+5% $5	+10% $-26
Rent	-10% $-51	-5% $-7	+0% $37	+5% $81	+10% $126
Rate	-1.0pp $94	-0.5pp $66	base $37	+0.5pp $8	+1.0pp $-22

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
467 Reno St Rochester, PA	3.0	1.0	1092	$1,200	$1.10	0d	1	0.07mi
526 Adams St Unit 2 Rochester, PA	3.0	1.0	1000	$850	$0.85	46d	1	0.24mi
243 Pennsylvania Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,100	$1.10	17d	1	0.29mi
230 W Madison St Unit 6 Rochester, PA	2.0	1.0	975	$1,100	$1.13	0d	1	0.32mi
549 Virginia Ave Unit 1 Rochester, PA	2.0	1.0	1000	$1,075	$1.07	10d	1	0.37mi
718 Virginia Ave Unit 2 Rochester, PA	2.0	1.0	750	$850	$1.13	0d	1	0.75mi
169 Route 68 Rochester, PA	3.0	1.5	1500	$1,600	$1.07	26d	1	0.90mi
743 Wolf Ave Rochester, PA	3.0	1.0	1500	$1,375	$0.92	46d	1	0.93mi
264 Beaver St Beaver, PA	1.0	1.0	800	$950	$1.19	0d	1	1.29mi
464 4th St Unit 6 Beaver, PA	2.0	1.0	891	$1,195	$1.34	19d	1	1.36mi

Listing history 13 events

1. 2026-06-16
   status $112,500 Under Contract 22 DOM
2. 2026-06-15
   days on market $112,500 Active 22 DOM
3. 2026-06-13
   days on market $112,500 Active 20 DOM
4. 2026-06-09
   days on market $112,500 Active 16 DOM
5. 2026-06-08
   days on market $112,500 Active 15 DOM
6. 2026-06-07
   days on market $112,500 Active 14 DOM
7. 2026-06-03
   days on market $112,500 Active 10 DOM
8. 2026-06-02
   days on market $112,500 Active 9 DOM
9. 2026-06-01
   days on market $112,500 Active 8 DOM
10. 2026-05-31
    days on market $112,500 Active 7 DOM
11. 2026-05-25
    listed $112,500 Active
12. 2000-09-18
    soldstatus $39,500
13. 1983-06-13
    soldstatus $28,500

ⓘ 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: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/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 7 d/yr ≥97°F today · 18 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: $13,403
• − Mortgage interest: −$6,302
• − Property taxes: −$2,498
• − Insurance: −$562
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,273
• Taxable loss: −$1,377
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $778/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

+294.7% since first listed

3 events — show timeline

• 2026-05-25 Listed $112,500 FSBO.com
• 2000-09-18 Sold (Public Records) $39,500 Public Records
• 1983-06-13 Sold (Public Records) $28,500 Public Records

Property tax history

+3.6%/yr

Latest (2026): $2,498 · +2.9% YoY. Source: county tax records.