619 Frederick St · McKees Rocks, PA 15136

$19,850

3 bd · 1.0 ba · 2,363 sqft · SingleFamily public records · 37 Days on market

Built 1915 3,001 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Nice Home that is great for first time buyers or investors. Great Location minutes from Downtown Pittsburgh, Interstate Highways and the expanding Railroad Terminal. NOTE: None of the antique Furniture or other items come with the house. House needs some work and is being SOLD AS IS.

Key facts

• Rear yard
• Living room
• Major roadways

Tags

• LIVING ROOM
• DINING AREA
• REAR YARD
• FULL BASEMENT
• LOCAL SHOPS
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 74.1% vs local median 11.7% 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); 125 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $138 of loan paydown is wiped out by about $596 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,254 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.03% ✓
• Cap rate: 74.15%
• Cash-on-cash: 242.34%
• DSCR: 11.78
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $85,068
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 May Ave	0.07mi	4/3.5 (+1)	2,586 (+9%)	7mo	$225,000	$87	60
75 Rosamond St	0.47mi	3/2.0	2,250 (-5%)	13mo	$70,000	$31	56
764 Mary St	0.31mi	4/2.0 (+1)	2,016 (-15%)	2mo	$66,500	$33	50
500 Marwood Ave	0.38mi	3/2.0	2,040 (-14%)	9mo	$73,000	$36	48

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: —
• Equity multiple: 14.80×
• Total profit: $76,724
• Equity at exit: $2,960

10-year hold

• IRR: —
• Equity multiple: 36.50×
• Total profit: $197,315
• Equity at exit: $1,716

Cash invested: $5,558 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $1,122

Break-even live

Break-even rent $174

Max offer price $19,850

Occupancy floor 25%

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: $4,962
• Closing costs: $596
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	21d	1	0.32mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	7d	1	0.37mi
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	23d	1	0.40mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	23d	1	0.40mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	19d	1	0.44mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	43d	1	0.63mi

Listing history 21 events

1. 2026-06-18
   days on market $19,850 Active 37 DOM
2. 2026-06-17
   days on market $19,850 Active 36 DOM
3. 2026-06-16
   days on market $19,850 Active 35 DOM
4. 2026-06-15
   days on market $19,850 Active 34 DOM
5. 2026-06-13
   days on market $19,850 Active 32 DOM
6. 2026-06-09
   days on market $19,850 Active 28 DOM
7. 2026-06-08
   days on market $19,850 Active 27 DOM
8. 2026-06-07
   days on market $19,850 Active 26 DOM
9. 2026-06-05
   days on market $19,850 Active 23 DOM
10. 2026-06-03
    days on market $19,850 Active 22 DOM
11. 2026-06-02
    days on market $19,850 Active 21 DOM
12. 2026-06-02
    status $19,850 Active 20 DOM
13. 2026-03-05
    status Pending
14. 2026-02-26
    status Active
15. 2025-12-18
    status Pending
16. 2025-12-03
    listed $19,850 Active
17. 2021-12-30
    soldstatus $40,000 Closed 285-char remark

    Show marketing remark (285 chars)

    Nice Home that is great for first time buyers or investors. Great Location minutes from Downtown Pittsburgh, Interstate Highways and the expanding Railroad Terminal. NOTE: None of the antique Furniture or other items come with the house. House needs some work and is being SOLD AS IS.

18. 2021-10-14
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Nice Home that is great for first time buyers or investors. Great Location minutes from Downtown Pittsburgh, Interstate Highways and the expanding Railroad Terminal. NOTE: None of the antique Furniture or other items come with the house. House needs some work and is being SOLD AS IS.

19. 2021-09-26
    price $44,900 285-char remark

    Show marketing remark (285 chars)

    Nice Home that is great for first time buyers or investors. Great Location minutes from Downtown Pittsburgh, Interstate Highways and the expanding Railroad Terminal. NOTE: None of the antique Furniture or other items come with the house. House needs some work and is being SOLD AS IS.

20. 2021-09-03
    price $49,900 285-char remark

    Show marketing remark (285 chars)

    Nice Home that is great for first time buyers or investors. Great Location minutes from Downtown Pittsburgh, Interstate Highways and the expanding Railroad Terminal. NOTE: None of the antique Furniture or other items come with the house. House needs some work and is being SOLD AS IS.

21. 2021-08-17
    listed $55,000 Active 285-char remark

    Show marketing remark (285 chars)

    Nice Home that is great for first time buyers or investors. Great Location minutes from Downtown Pittsburgh, Interstate Highways and the expanding Railroad Terminal. NOTE: None of the antique Furniture or other items come with the house. House needs some work and is being SOLD AS IS.

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

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 ≥98°F today · 17 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: $19,134
• − Mortgage interest: −$1,112
• − Property taxes: −$298
• − Insurance: −$99
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$577
• Taxable income: $13,986
• Est. tax owed @ 24.0%: −$3,357
• After-tax cash flow: $10,113/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

-63.9% since first listed

9 events — show timeline

• 2026-03-05 Pending — West Penn MLS
• 2026-02-26 Relisted — West Penn MLS
• 2025-12-18 Pending — West Penn MLS
• 2025-12-03 Listed $19,850 West Penn MLS
• 2021-12-30 Sold (MLS) $40,000 West Penn MLS
• 2021-10-14 Pending — West Penn MLS
• 2021-09-26 Price Changed $44,900 West Penn MLS
• 2021-09-03 Price Changed $49,900 West Penn MLS
• 2021-08-17 Listed $55,000 West Penn MLS

Property tax history

+7.3%/yr

Latest (2026): $1,600 · +4.1% YoY. Source: county tax records.