2402 Grandview Ave · McKeesport, PA 15132

$85,000

2 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 41 Days on market

Built 1905 2,500 sqft lot $66/sqft · 17% below area Est $103k · 17% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3BR/1BA Home in McKeesport with Renovated Interior, Completely Re-done Kitchen, and Rental Income This 3-bedroom, 1-bathroom house is the perfect balance of modern comfort and classic appeal. Currently rented out, this property offers an excellent investment opportunity with a beautifully refurbished interior and a completely renovated kitchen. The interior of this home has been thoughtfully refurbished. The heart of this home is its fully renovated kitchen. With brand new appliances, stylish countertops, and plenty of cabinet space. Enjoy small front yard and a cozy backyard both perfect for entertaining or relaxation. Currently rented out, this property provides an immediate return on investment. It's an excellent opportunity for those looking to add a steady income stream to their portfolio.

Key facts

• Fresh paint
• Updated flooring
• Spacious living room

Tags

• UPDATED FLOORING
• FRESH PAINT
• SPACIOUS LIVING ROOM
• UPDATED EAT-IN KITCHEN
• NEWLY RENOVATED FULL BATHROOM

Property features AI

Exterior

• Parking: On-street parking; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: 3-story building; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: 27 x 111 lot; Lot approximately 0.0574 acres; Public transportation nearby

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Has heating
• Interior features: Has basement; Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,089 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Mckeesport Area SD (suburban): math 11% / reading 28% proficiency, ranked #499 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Founders Hall Middle Sch (math 2% / reading 26%, grade F, #480 of 512 statewide, top 94%, 695 students, 100% FRL); Mckeesport Area Shs (math 22% / reading 30%, grade F, #372 of 437 statewide, top 86%, 1,045 students, 78% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 40% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $85k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1905 — 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.38% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.02%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $102,553
• List price: $85,000
• Delta: -17.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 Cleveland St	0.17mi	2/1.0	1,328 (+3%)	1mo	$49,000	$37	86
3021 Myer Blvd	0.27mi	3/1.0 (+1)	1,296 (+1%)	7mo	$118,000	$91	75
2817 Jenny Lind St	0.47mi	2/1.0	1,232 (-4%)	2mo	$51,033	$41	70
2104 Calvin St	0.27mi	2/2.0	1,200 (-6%)	5mo	$110,000	$92	68
2616 Milburn St	0.23mi	2/1.0	1,473 (+15%)	1mo	$115,000	$78	64
419 31st St	0.45mi	2/1.5	1,381 (+8%)	1mo	$32,501	$24	64
1707 Grandview Ave	0.35mi	2/1.0	1,120 (-13%)	1mo	$110,000	$98	62
2716 Lafayette St	0.31mi	2/1.0	1,468 (+14%)	1mo	$92,500	$63	61
322 27th St	0.61mi	2/2.0	1,312 (+2%)	6mo	$52,800	$40	58
2112 Dalton	0.39mi	3/1.0 (+1)	1,122 (-13%)	3mo	$75,000	$67	53
317 36th St	0.58mi	3/1.0 (+1)	1,158 (-10%)	3mo	$25,500	$22	49
405 Lemon Ave	0.75mi	2/1.0	1,152 (-10%)	6mo	$122,000	$106	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,498
• Equity at exit: $12,674

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $31,845
• Equity at exit: $7,349

Cash invested: $23,800 (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 15132

• Home prices YoY: -32.9%
• Active inventory: 114
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$446
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $318

Break-even live

Break-even rent $769

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $366	-5% $342	+0% $318	+5% $294	+10% $270
Rent	-10% $225	-5% $272	+0% $318	+5% $364	+10% $410
Rate	-1.0pp $361	-0.5pp $339	base $318	+0.5pp $296	+1.0pp $273

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	45d	1	0.24mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	0.30mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	25d	1	0.61mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	18d	1	0.76mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	0.80mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	45d	1	0.87mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	14d	1	0.93mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	3d	9	1.05mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	3d	1	1.19mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	25d	1	1.26mi
913 Center St McKeesport, PA	1.0–2.0	1.0	900	$1,005	$1.12	3d	7	1.26mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	16d	1	1.29mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	45d	1	1.29mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	45d	1	1.30mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	45d	1	1.33mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	45d	1	1.41mi

Listing history 28 events

1. 2026-06-21
   days on market $85,000 Active 41 DOM
2. 2026-06-18
   days on market $85,000 Active 38 DOM
3. 2026-06-17
   days on market $85,000 Active 37 DOM
4. 2026-06-16
   days on market $85,000 Active 36 DOM
5. 2026-06-15
   days on market $85,000 Active 35 DOM
6. 2026-06-13
   days on market $85,000 Active 33 DOM
7. 2026-06-13
   days on market $85,000 Active 32 DOM
8. 2026-06-09
   days on market $85,000 Active 29 DOM
9. 2026-06-08
   days on market $85,000 Active 28 DOM
10. 2026-06-07
    pricedays on market $85,000 Active 27 DOM
11. 2026-06-03
    days on market $90,000 Active 23 DOM
12. 2026-06-02
    days on market $90,000 Active 22 DOM
13. 2026-06-01
    days on market $90,000 Active 21 DOM
14. 2026-05-31
    days on market $90,000 Active 20 DOM
15. 2026-05-11
    listed $95,000 Active 398-char remark
16. 2026-04-23
    historical $1,095
17. 2026-03-19
    listed $1,095
18. 2026-03-19
    historical $1,095
19. 2026-03-10
    price $1,095
20. 2026-02-15
    price $1,145
21. 2026-01-28
    listed $1,200
22. 2024-02-27
    soldstatus $30,000
23. 2024-02-21
    soldstatus $30,000 Closed 817-char remark

    Show marketing remark (817 chars)

    Charming 3BR/1BA Home in McKeesport with Renovated Interior, Completely Re-done Kitchen, and Rental Income This 3-bedroom, 1-bathroom house is the perfect balance of modern comfort and classic appeal. Currently rented out, this property offers an excellent investment opportunity with a beautifully refurbished interior and a completely renovated kitchen. The interior of this home has been thoughtfully refurbished. The heart of this home is its fully renovated kitchen. With brand new appliances, stylish countertops, and plenty of cabinet space. Enjoy small front yard and a cozy backyard both perfect for entertaining or relaxation. Currently rented out, this property provides an immediate return on investment. It's an excellent opportunity for those looking to add a steady income stream to their portfolio.

24. 2024-01-07
    status Pending 817-char remark

    Show marketing remark (817 chars)

    Charming 3BR/1BA Home in McKeesport with Renovated Interior, Completely Re-done Kitchen, and Rental Income This 3-bedroom, 1-bathroom house is the perfect balance of modern comfort and classic appeal. Currently rented out, this property offers an excellent investment opportunity with a beautifully refurbished interior and a completely renovated kitchen. The interior of this home has been thoughtfully refurbished. The heart of this home is its fully renovated kitchen. With brand new appliances, stylish countertops, and plenty of cabinet space. Enjoy small front yard and a cozy backyard both perfect for entertaining or relaxation. Currently rented out, this property provides an immediate return on investment. It's an excellent opportunity for those looking to add a steady income stream to their portfolio.

25. 2023-12-28
    listed $35,000 Active 817-char remark

    Show marketing remark (817 chars)

    Charming 3BR/1BA Home in McKeesport with Renovated Interior, Completely Re-done Kitchen, and Rental Income This 3-bedroom, 1-bathroom house is the perfect balance of modern comfort and classic appeal. Currently rented out, this property offers an excellent investment opportunity with a beautifully refurbished interior and a completely renovated kitchen. The interior of this home has been thoughtfully refurbished. The heart of this home is its fully renovated kitchen. With brand new appliances, stylish countertops, and plenty of cabinet space. Enjoy small front yard and a cozy backyard both perfect for entertaining or relaxation. Currently rented out, this property provides an immediate return on investment. It's an excellent opportunity for those looking to add a steady income stream to their portfolio.

26. 2022-05-19
    price $900
27. 2014-06-17
    soldstatus $8,000
28. 1993-02-17
    soldstatus $10,000

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $126/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,052
• − Mortgage interest: −$4,761
• − Property taxes: −$1,513
• − Insurance: −$425
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,473
• Taxable income: $2,631
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,182/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: Mckeesport Area SD
• NCES district ID: 4214940
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $33,779
• Composite: 15.88/100
• National rank: #9257
• State rank: #499 of 539 in PA

Livability — McKeesport

• Score: 66/100
• State rank: #1089
• US rank: #12321

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKeesport, PA
• County: Allegheny County · 1,022,028 people
• City population: 25,010
• Metro: Pittsburgh, PA
• Population (ZIP): 18,898
• Household income: $35,397
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1239.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 50% Black 35% Two or more races 10% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 5% Serbian 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -71.01%
• Current HPI: 145.195
• Rent YoY: —
• 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

+750.0% since first listed

16 events — show timeline

• 2026-06-05 Price Changed $85,000 West Penn MLS
• 2026-05-29 Price Changed $90,000 West Penn MLS
• 2026-05-11 Listed $95,000 West Penn MLS
• 2026-04-23 Rental Removed $1,095 WPMLS
• 2026-03-19 Listed for Rent $1,095 WPMLS
• 2026-03-19 Rental Removed $1,095 SHOWMOJO
• 2026-03-10 Price Changed $1,095 SHOWMOJO
• 2026-02-15 Price Changed $1,145 SHOWMOJO
• 2026-01-28 Listed for Rent $1,200 SHOWMOJO
• 2024-02-27 Sold (Public Records) $30,000 Public Records
• 2024-02-21 Sold (MLS) $30,000 West Penn MLS
• 2024-01-07 Pending — West Penn MLS
• 2023-12-28 Listed $35,000 West Penn MLS
• 2022-05-19 Price Changed $900 RENT.
• 2014-06-17 Sold (Public Records) $8,000 Public Records
• 1993-02-17 Sold (Public Records) $10,000 Public Records

Property tax history

+12.6%/yr

Latest (2026): $1,513 · +0.0% YoY. Source: county tax records.