751 Chartiers Ave · McKees Rocks, PA 15136

$189,900

6 bd · 3.5 ba · 5,526 sqft · MultiFamily public records · 188 Days on market

Built 1920 3,249 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

Great investment opportunity. All utilities are separated. Off-street and street parking available. Located one block from the post office and bus stop, with easy access to downtown, shopping, and entertainment.

Key facts

• Off-street parking
• 3,249 sq ft lot
• 3 parking spots

Tags

• INVESTMENT OPPORTUNITY
• UTILITIES ARE SEPARATED
• OFF-STREET PARKING
• EASY ACCESS TO DOWNTOWN
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% 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: 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); 125 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,848/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $42k; list at $190k implies a 352% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.83%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $47,694
• List price: $189,900
• Delta: 298.17%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.74×
• Total profit: $39,613
• Equity at exit: $28,315

10-year hold

• IRR: 29.3%
• Equity multiple: 4.28×
• Total profit: $174,488
• Equity at exit: $16,419

Cash invested: $53,172 (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: 125
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $2,848 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$252 /mo · $3,023/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $867

Break-even live

Break-even rent $1,750

Max offer price $189,900

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,850
Total (3 units)			$2,848

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $189,900 Active 188 DOM
2. 2026-06-17
   days on market $189,900 Active 187 DOM
3. 2026-06-16
   days on market $189,900 Active 186 DOM
4. 2026-06-15
   days on market $189,900 Active 185 DOM
5. 2026-06-13
   days on market $189,900 Active 183 DOM
6. 2026-06-09
   days on market $189,900 Active 179 DOM
7. 2026-06-08
   days on market $189,900 Active 178 DOM
8. 2026-06-07
   days on market $189,900 Active 177 DOM
9. 2026-06-05
   days on market $189,900 Active 174 DOM
10. 2026-06-03
    days on market $189,900 Active 173 DOM
11. 2026-06-02
    days on market $189,900 Active 172 DOM
12. 2026-06-01
    days on market $189,900 Active 171 DOM
13. 2026-05-31
    days on market $189,900 Active 170 DOM
14. 2026-04-20
    status Active 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity. All utilities are separated. Off-street and street parking available. Located one block from the post office and bus stop, with easy access to downtown, shopping, and entertainment.

15. 2026-02-24
    historical Contingent 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity. All utilities are separated. Off-street and street parking available. Located one block from the post office and bus stop, with easy access to downtown, shopping, and entertainment.

16. 2025-12-12
    listed $189,900 Active 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity. All utilities are separated. Off-street and street parking available. Located one block from the post office and bus stop, with easy access to downtown, shopping, and entertainment.

17. 2025-04-03
    listed $189,900 Active
18. 1976-06-07
    soldstatus $42,000

ⓘ 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: $3,023 · $252/mo
• Projected year-2 tax: $3,023 · $252/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 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $34,176
• − Mortgage interest: −$10,637
• − Property taxes: −$3,023
• − Insurance: −$1,616
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$5,524
• Taxable income: $7,907
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $8,512/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

• Census place: McKees Rocks, PA
• 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

+352.1% since first listed

5 events — show timeline

• 2026-04-20 Relisted — West Penn MLS
• 2026-02-24 Contingent — West Penn MLS
• 2025-12-12 Listed $189,900 West Penn MLS
• 2025-04-03 Listed $189,900 West Penn MLS
• 1976-06-07 Sold (Public Records) $42,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,023 · +4.1% YoY. Source: county tax records.