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Single Family ResidenceResidential
$280,921$170 / 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 92How 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

449 WILLOUGHBY RUN RD

ROCHESTER, PA 15074
3
Beds
2
Baths
1,650 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.
5 ac
Lot SizeThe size of the land the home sits on, from county records.
1972
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
6
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

$281K
$258K low$304K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,764 (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.$119,000 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$36,900
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$82,100
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$119,000
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$238,000

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.53
69
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
7
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.39 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
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.Ranch
CountyBeaver
Lot (acres)The size of the land the home sits on, from county records.5.00
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.Block (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Forced Air
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Basement
PoolWhether the property has a pool, and what kind, such as in-ground.Yes
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Deck · 184 ft²Shed

Transaction History(2)

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

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 · 6.9 mi
M
Freedom Area Middle SchoolC+
Middle · Grades 5–8 · 7.1 mi
E
Freedom Area Elementary SchoolC-
Elementary · Grades KG–4 · 7.1 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

449 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 90% of homes in Rochester 15074
  • Costs more per square foot than 82% of homes in Rochester 15074
  • Bigger than 74% of homes in Rochester 15074
  • Has a bigger lot than 93% of homes in Rochester 15074
  • Newer than 78% 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 90% 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$280,921
CheaperTypical $142,998Pricier

Pricier than 90% of homes nearby

Price per ft²$170
CheaperTypical $110Pricier

Pricier than 82% of homes nearby

Living area1,650 ft²
SmallerTypical 1,320 ft²Bigger

Bigger than 74% of homes nearby

Lot size5 ac
SmallerTypical 0.2 acBigger

Bigger than 93% of homes nearby

Year built1972
OlderTypical 1947Newer

Newer than 78% of homes nearby

How 449 Willoughby Run Rd ranks against every home in each area.
MeasureThis homeRochester 15074Beaver County
Estimated valuepricier than$280,92190% of homes74% of homes
Price per ft²pricier than$17082% of homes60% of homes
Living areabigger than1,650 ft²74% of homes69% of homes
Lot sizebigger than5 ac93% of homes93% of homes
Year builtnewer than197278% of homes71% of homes

About 449 Willoughby Run Rd

How much is 449 Willoughby Run Rd, Rochester, PA worth?

The TopHap Estimate for 449 Willoughby Run Rd, Rochester, PA is $280,921 as of Aug 30, 2026. The likely range is $257,719 to $304,123. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 449 Willoughby Run Rd, Rochester, PA?

449 Willoughby Run Rd, Rochester, PA has 3 bedrooms, 2 bathrooms, 1,650 square feet of living space and a 5.00-acre lot.

When was 449 Willoughby Run Rd, Rochester, PA built?

449 Willoughby Run Rd, Rochester, PA was built in 1972, making it 54 years old. It is a ranch home. The building has 1 story.

What schools serve 449 Willoughby Run Rd, Rochester, PA?

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

How does 449 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 90% of them ($280,921 against a typical $142,998), its price per square foot is higher than 82% of them ($170 against a typical $110), it is bigger than 74% of them (1,650 ft² against a typical 1,320 ft²), its lot is bigger than 93% of them (5 ac against a typical 0.2 ac) and it is newer than 78% of them (1972 against a typical 1947). Measured against all of Beaver County, it is worth more than 74% 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 449 Willoughby Run Rd, Rochester, PA?

The 2025 property tax bill for 449 Willoughby Run Rd, Rochester, PA was $1,764. The county assessed it at $119,000.

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