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Single Family ResidenceResidential
$258,869$210 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 95How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $85,000 on Aug 4, 2016

422 WILLOUGHBY RUN RD

ROCHESTER, PA 15074
3
Beds
2.5
Baths
1,230 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
1.01 ac
Lot SizeThe size of the land the home sits on, from county records.
1977
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$259K
$247K low$271K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$85,000 · Aug 4, 2016

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$910 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$124,000 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$23,550
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$100,450
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$124,000
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$248,000

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.40
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
8
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
71
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
86
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
36
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Bi-Level
CountyBEAVER
ConstructionThe main material the home's frame and walls are built from.Brick
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 252 ft²Porch · 24 ft²

Transaction History(4)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Foreclosure Filings(1)

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Freedom Area High SchoolC+
High · Grades 9–12 · 6.8 mi
E
Freedom Area Elementary SchoolC-
Elementary · Grades KG–4 · 7.0 mi
M
Freedom Area Middle SchoolC+
Middle · Grades 5–8 · 7.0 mi

District: Freedom Area School District

Neighborhood · ZIP 15074These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.118
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.97
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.30

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.90%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.15%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.16%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.8,632
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.482 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$59,287
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$73,375
Average tempThe average temperature here across a full year.51°F
Annual precipHow much rain and melted snow falls here in a typical year.38 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.45%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

422 Willoughby Run Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 87% of homes in Rochester 15074
  • Costs more per square foot than 92% of homes in Rochester 15074
  • Has a bigger lot than 79% of homes in Rochester 15074
  • Newer than 83% of homes in Rochester 15074

What homes are worth in Rochester 15074

Each bar is how many homes fall in that price range. The marker is this home.

This home
$53K$426K

This home is worth more than 87% of homes in Rochester 15074.

How it measures up in Rochester 15074

The dot is this home. The mark in the middle is the typical home in Rochester 15074.

Estimated value$258,869
CheaperTypical $142,998Pricier

Pricier than 87% of homes nearby

Price per ft²$210
CheaperTypical $110Pricier

Pricier than 92% of homes nearby

Living area1,230 ft²
SmallerTypical 1,320 ft²Bigger

Bigger than 41% of homes nearby

Lot size1.01 ac
SmallerTypical 0.2 acBigger

Bigger than 79% of homes nearby

Year built1977
OlderTypical 1947Newer

Newer than 83% of homes nearby

How 422 Willoughby Run Rd ranks against every home in each area.
MeasureThis homeRochester 15074Beaver County
Estimated valuepricier than$258,86987% of homes68% of homes
Price per ft²pricier than$21092% of homes83% of homes
Living areabigger than1,230 ft²41% of homes39% of homes
Lot sizebigger than1.01 ac79% of homes78% of homes
Year builtnewer than197783% of homes76% of homes

About 422 Willoughby Run Rd

How much is 422 Willoughby Run Rd, Rochester, PA worth?

The TopHap Estimate for 422 Willoughby Run Rd, Rochester, PA is $258,869 as of Aug 30, 2026. The likely range is $246,881 to $270,857. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 422 Willoughby Run Rd, Rochester, PA last sell?

422 Willoughby Run Rd, Rochester, PA last sold on Aug 4, 2016 for $85,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 422 Willoughby Run Rd, Rochester, PA?

422 Willoughby Run Rd, Rochester, PA has 3 bedrooms, 2.5 bathrooms and 1,230 square feet of living space.

When was 422 Willoughby Run Rd, Rochester, PA built?

422 Willoughby Run Rd, Rochester, PA was built in 1977, making it 49 years old. It is a bi-level home. The building has 1 story.

What schools serve 422 Willoughby Run Rd, Rochester, PA?

422 Willoughby Run Rd, Rochester, PA is assigned to Freedom Area High School (high), rated C+; Freedom Area Elementary School (elementary), rated C-; Freedom Area Middle School (middle), rated C+. All sit in Freedom Area School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 422 Willoughby Run Rd, Rochester, PA compare to other homes in Rochester 15074?

Among the 3,460 homes in Rochester 15074, it is worth more than 87% of them ($258,869 against a typical $142,998), its price per square foot is higher than 92% of them ($210 against a typical $110), it is bigger than 41% of them (1,230 ft² against a typical 1,320 ft²), its lot is bigger than 79% of them (1.01 ac against a typical 0.2 ac) and it is newer than 83% of them (1977 against a typical 1947). Measured against all of Beaver County, it is worth more than 68% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 422 Willoughby Run Rd, Rochester, PA?

The 2025 property tax bill for 422 Willoughby Run Rd, Rochester, PA was $910. The county assessed it at $124,000.

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