828 Frank · McKees Rocks, PA 15136

$124,999

3 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 110 Days on market

Built 1900 2,500 sqft lot $86/sqft · 60% above area

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Must See this Beauty!! Nestled in the heart of McKees Rocks! Spacious, modern and chic, renovated home conveniently located near shopping and access to the city. Upgrades include kitchen w new cabinets, laminate counters, tiled backsplash, and stainless appliances. Upgraded full bath with new tile surround, vanity, lighting, and toilet. Fresh interior and exterior paint, new carpet and laminate flooring, new lighting, electrical, plumbing, mechanicals, roof, landscaping, and much more! Main Floor: Living Room, Dining, and Kitchen. Upper Floor: 3 spacious Bedrooms and Full Bath. Basement: Laundry and plenty of storage. Covered front porch to enjoy your morning coffee. Peacefully quiet oasis in the rear w a small patio area and a deep lot- ideal for gatherings/cookouts! Great sized "worry free" home perfect for entertaining, young children, or pets. Move right in and call this house your home!

Key facts

• Renovated home
• Tiled backsplash
• Stainless appliances

Tags

• RENOVATED HOME
• KITCHEN WITH NEW CABINETS
• TILED BACKSPLASH
• STAINLESS APPLIANCES
• UPGRADED FULL BATH
• NEW TILE SURROUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% 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); 127 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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.
• Current owner paid $32k; list at $125k implies a 291% 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 $113,749 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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: 1.15% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $78,288
• List price: $124,999
• Delta: 59.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Progress St	0.24mi	3/2.0	1,477 (+1%)	3mo	$77,000	$52	80
747 Chartiers Ave	0.16mi	3/1.0	1,616 (+11%)	0mo	$105,000	$65	74
27 Highland Ave	0.41mi	3/1.0	1,488 (+2%)	5mo	$66,000	$44	73
735 Boquet St	0.17mi	3/1.5	1,292 (-11%)	3mo	$140,000	$108	68
67 Rosamond St	0.45mi	3/2.0	1,545 (+6%)	0mo	$128,000	$83	65
127 Amelia St	0.24mi	4/2.0 (+1)	1,625 (+12%)	1mo	$190,000	$117	60
19 Shaw Ave	0.57mi	4/1.0 (+1)	1,485 (+2%)	6mo	$95,000	$64	60
1170 Dohrman St	0.62mi	3/2.0	1,521 (+4%)	7mo	$125,000	$82	54
202 Jane St	0.45mi	3/2.0	1,280 (-12%)	5mo	$90,000	$70	51
214 Sarah St	0.48mi	3/1.0	1,240 (-15%)	7mo	$70,000	$56	47
109 Helen St	0.57mi	3/3.0	1,582 (+8%)	5mo	$100,000	$63	47
1531 Harlow St	0.72mi	3/1.5	1,296 (-11%)	6mo	$160,000	$123	41

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $7,868
• Equity at exit: $18,638

10-year hold

• IRR: 18.9%
• Equity multiple: 2.94×
• Total profit: $67,875
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$656
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $322

Break-even live

Break-even rent $1,032

Max offer price $124,999

Occupancy floor 73%

Sensitivity live

Price	-10% $393	-5% $358	+0% $322	+5% $287	+10% $251
Rent	-10% $209	-5% $265	+0% $322	+5% $379	+10% $436
Rate	-1.0pp $385	-0.5pp $354	base $322	+0.5pp $290	+1.0pp $257

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	24d	1	0.18mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	44d	1	0.19mi
720 Mary St Mc Kees Rocks, PA	4.0	2.0	1800	$1,795	$1.00	8d	1	0.21mi
504 Fair Oaks St Mc Kees Rocks, PA	4.0	1.0	1480	$1,195	$0.81	24d	1	0.25mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	24d	1	0.38mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	8d	1	0.42mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	24d	1	0.42mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	15d	1	0.49mi
705 Russellwood Ave Unit 2ndFL McKees Rocks, PA	4.0	1.0	1100	$2,250	$2.05	3d	1	0.56mi
705 Russellwood Ave Apt 2nd Floor McKees Rocks, PA	4.0	1.0	1100	$2,195	$2.00	3d	1	0.56mi
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	44d	1	0.57mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	20d	1	0.61mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	44d	1	0.61mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	24d	1	0.61mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	44d	1	0.75mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	24d	1	0.79mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	21d	1	0.79mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	3d	1	0.80mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	44d	1	0.93mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	44d	1	1.41mi
178 W Prospect Ave Pittsburgh, PA	2.0	1.0	1035	$975	$0.94	44d	1	1.43mi

Listing history 43 events

1. 2026-06-21
   days on market $124,999 Active 110 DOM
2. 2026-06-18
   days on market $124,999 Active 107 DOM
3. 2026-06-17
   days on market $124,999 Active 106 DOM
4. 2026-06-16
   days on market $124,999 Active 105 DOM
5. 2026-06-15
   days on market $124,999 Active 104 DOM
6. 2026-06-13
   days on market $124,999 Active 102 DOM
7. 2026-06-09
   days on market $124,999 Active 98 DOM
8. 2026-06-08
   days on market $124,999 Active 97 DOM
9. 2026-06-07
   days on market $124,999 Active 96 DOM
10. 2026-06-05
    days on market $124,999 Active 93 DOM
11. 2026-06-03
    days on market $124,999 Active 92 DOM
12. 2026-06-02
    days on market $124,999 Active 91 DOM
13. 2026-06-01
    days on market $124,999 Active 90 DOM
14. 2026-05-31
    days on market $124,999 Active 89 DOM
15. 2026-03-03
    listed $124,999 Active 914-char remark

    Show marketing remark (914 chars)

    Must See this Beauty!! Nestled in the heart of McKees Rocks! Spacious, modern and chic, renovated home conveniently located near shopping and access to the city. Upgrades include kitchen w new cabinets, laminate counters, tiled backsplash, and stainless appliances. Upgraded full bath with new tile surround, vanity, lighting, and toilet. Fresh interior and exterior paint, new carpet and laminate flooring, new lighting, electrical, plumbing, mechanicals, roof, landscaping, and much more! Main Floor: Living Room, Dining, and Kitchen. Upper Floor: 3 spacious Bedrooms and Full Bath. Basement: Laundry and plenty of storage. Covered front porch to enjoy your morning coffee. Peacefully quiet oasis in the rear w a small patio area and a deep lot- ideal for gatherings/cookouts! Great sized "worry free" home perfect for entertaining, young children, or pets. Move right in and call this house your home!

16. 2025-06-25
    price $129,900 536-char remark

    Show marketing remark (536 chars)

    This charming renovated home is move-in ready and waiting for you! Step into a spacious living room that flows seamlessly into the dining area, perfect for everyday living and entertaining. The updated kitchen features brand-new cabinetry, countertops, and appliances. Upstairs, you’ll find three comfortable bedrooms and a full bathroom. Enjoy peace of mind with a one-year home warranty included for the buyers. Conveniently located just 15 minutes from downtown. Don’t miss this opportunity, schedule your showing today!

17. 2025-05-04
    listed $145,000 Active 536-char remark

    Show marketing remark (536 chars)

    This charming renovated home is move-in ready and waiting for you! Step into a spacious living room that flows seamlessly into the dining area, perfect for everyday living and entertaining. The updated kitchen features brand-new cabinetry, countertops, and appliances. Upstairs, you’ll find three comfortable bedrooms and a full bathroom. Enjoy peace of mind with a one-year home warranty included for the buyers. Conveniently located just 15 minutes from downtown. Don’t miss this opportunity, schedule your showing today!

18. 2024-10-14
    price $150,000
19. 2024-09-21
    listed $155,000 Active
20. 2024-08-22
    soldstatus $32,000
21. 2024-08-02
    soldstatus $32,000 Closed
22. 2024-06-28
    status Pending
23. 2024-05-28
    status Active
24. 2024-05-24
    status Pending
25. 2024-05-09
    listed $39,900 Active
26. 2023-04-06
    historical Expired
27. 2023-01-03
    status Active
28. 2022-12-22
    historical Contingent
29. 2022-10-17
    price $39,900
30. 2022-06-02
    price $49,900
31. 2022-05-20
    price $54,900
32. 2022-04-28
    price $57,500
33. 2022-04-07
    listed $59,900 Active
34. 2015-12-24
    soldstatus $14,500
35. 2015-11-09
    historical
36. 2015-09-11
    price $25,000
37. 2015-08-21
    listed $29,900 Active
38. 2004-11-23
    soldstatus $28,200
39. 2004-11-19
    soldstatus $28,200
40. 2004-09-09
    listed $32,000
41. 2002-12-27
    soldstatus $4,000
42. 2002-05-29
    listed $7,900
43. 1993-04-29
    soldstatus $11,000

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$342/yr (+$29/mo · 26.5%)

ⓘ 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 ≥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: $17,276
• − Mortgage interest: −$7,002
• − Property taxes: −$1,290
• − Insurance: −$625
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,636
• Taxable income: $1,959
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $3,397/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

+1036.4% since first listed

29 events — show timeline

• 2026-03-03 Listed $124,999 West Penn MLS
• 2025-06-25 Price Changed $129,900 West Penn MLS
• 2025-05-04 Listed $145,000 West Penn MLS
• 2024-10-14 Price Changed $150,000 West Penn MLS
• 2024-09-21 Listed $155,000 West Penn MLS
• 2024-08-22 Sold (Public Records) $32,000 Public Records
• 2024-08-02 Sold (MLS) $32,000 West Penn MLS
• 2024-06-28 Pending — West Penn MLS
• 2024-05-28 Relisted — West Penn MLS
• 2024-05-24 Pending — West Penn MLS
• 2024-05-09 Listed $39,900 West Penn MLS
• 2023-04-06 Delisted — West Penn MLS
• 2023-01-03 Relisted — West Penn MLS
• 2022-12-22 Contingent — West Penn MLS
• 2022-10-17 Price Changed $39,900 West Penn MLS
• 2022-06-02 Price Changed $49,900 West Penn MLS
• 2022-05-20 Price Changed $54,900 West Penn MLS
• 2022-04-28 Price Changed $57,500 West Penn MLS
• 2022-04-07 Listed $59,900 West Penn MLS
• 2015-12-24 Sold (Public Records) $14,500 Public Records
• 2015-11-09 Delisted — West Penn MLS
• 2015-09-11 Price Changed $25,000 West Penn MLS
• 2015-08-21 Listed $29,900 West Penn MLS
• 2004-11-23 Sold (Public Records) $28,200 Public Records
• 2004-11-19 Sold (MLS) $28,200 West Penn MLS
• 2004-09-09 Listed $32,000 West Penn MLS
• 2002-12-27 Sold (MLS) $4,000 West Penn MLS
• 2002-05-29 Listed $7,900 West Penn MLS
• 1993-04-29 Sold (Public Records) $11,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,290 · +4.1% YoY. Source: county tax records.