2050 Laketon Rd · Wilkinsburg, PA 15221

$68,500

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 99 Days on market

Built 1945 3,001 sqft lot $74/sqft · 39% below area Est $113k · 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity in Wilkinsburg for a buyer looking to own instead of rent. This 2-bedroom home offers spacious living and dining rooms with hardwood floors, an equipped kitchen with ceramic tile flooring, and off-street rear parking. The second floor includes two bedrooms and a full bath. Furnace replaced on 10/21/2022. The property could benefit from updates, but it offers solid potential for an owner-occupant willing to make improvements over time.

Key facts

• 3,001 sq ft lot
• Parking
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 11.3% in Wilkinsburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $474 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $11k; list at $68k implies a 523% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,335 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.83%
• DSCR: 2.28
• GRM: 4.6

CMA / ARV

• ARV (median comp): $112,946
• List price: $68,500
• Delta: -39.35%
• 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
1938 Laketon Rd	0.10mi	2/1.0	968 (+5%)	2mo	$17,504	$18	85
1706 Turner Ave	0.19mi	3/1.5 (+1)	910 (-1%)	18mo	$112,900	$124	67
2205 Chalfant St	0.13mi	2/1.0	1,044 (+14%)	8mo	$102,500	$98	65
2722 Graham Blvd	0.51mi	2/1.0	884 (-4%)	8mo	$108,500	$123	63
2181 Vantine St	0.21mi	2/1.0	1,056 (+15%)	14mo	$60,000	$57	54
1507 Williamsburg Pl	0.59mi	2/1.5	950 (+3%)	15mo	$199,900	$210	52
289 Evaline St	0.70mi	2/1.5	858 (-7%)	3mo	$130,000	$152	52
2023 Palm Ave	0.65mi	2/1.5	962 (+5%)	12mo	$168,000	$175	50
2728 Graham Blvd	0.51mi	2/1.5	988 (+7%)	15mo	$195,500	$198	49
1521 Weinman St	0.65mi	2/1.0	1,000 (+9%)	8mo	$25,000	$25	48
2506 Collins Rd	0.58mi	2/1.5	1,000 (+9%)	10mo	$215,000	$215	48
4 Wood Glen Ln	0.45mi	3/1.5 (+1)	1,050 (+14%)	12mo	$143,000	$136	39

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.83×
• Total profit: $15,883
• Equity at exit: $10,214

10-year hold

• IRR: 29.0%
• Equity multiple: 3.71×
• Total profit: $51,949
• Equity at exit: $5,923

Cash invested: $19,180 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$359
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $405

Break-even live

Break-even rent $733

Max offer price $68,500

Occupancy floor 62%

Sensitivity live

Price	-10% $444	-5% $425	+0% $405	+5% $386	+10% $366
Rent	-10% $307	-5% $356	+0% $405	+5% $454	+10% $504
Rate	-1.0pp $440	-0.5pp $423	base $405	+0.5pp $388	+1.0pp $369

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1031 W Findley Dr Pittsburgh, PA	2.0	1.0	686	$1,100	$1.60	24d	1	0.41mi
1815 Penn Ave Apt 1 Pittsburgh, PA	1.0	1.0	560	$940	$1.68	44d	1	0.48mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	0.48mi
1805 Penn Ave Unit 9 Pittsburgh, PA	1.0	1.0	560	$950	$1.70	15d	1	0.50mi
1717 Penn Ave Pittsburgh, PA	2.0	1.0	530	$1,379	$2.60	3d	5	0.52mi
2700 Robinson Blvd Penn Hills, PA	1.0–2.0	1.0	660	$1,100	$1.67	2d	3	0.60mi
716 Southern Ave Unit B Penn Hills Township, PA	1.0	1.0	999	$950	$0.95	44d	1	0.62mi
716 Southern Ave Penn Hills, PA	1.0	1.0	999	$950	$0.95	15d	1	0.62mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	8d	1	0.65mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	44d	1	0.68mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.71mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	15d	1	0.75mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.76mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	44d	1	1.06mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	3d	15	1.14mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	8d	2	1.15mi
209 Briarwood Dr Pittsburgh, PA	3.0	2.0	1080	$1,500	$1.39	24d	1	1.32mi
220 Briarwood Dr Pittsburgh, PA	3.0	1.0	869	$1,465	$1.69	15d	1	1.33mi
150 Marshall Dr Pittsburgh, PA	3.0	1.5	923	$1,450	$1.57	24d	1	1.41mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	24d	1	1.42mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	13d	1	1.42mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	13d	1	1.42mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	1.46mi
1305 Walnut St Unit B Pittsburgh, PA	1.0	1.0	840	$1,000	$1.19	24d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $68,500 Active 99 DOM
2. 2026-06-17
   days on market $68,500 Active 98 DOM
3. 2026-06-16
   days on market $68,500 Active 97 DOM
4. 2026-06-15
   days on market $68,500 Active 96 DOM
5. 2026-06-13
   days on market $68,500 Active 94 DOM
6. 2026-06-09
   days on market $68,500 Active 90 DOM
7. 2026-06-08
   days on market $68,500 Active 89 DOM
8. 2026-06-07
   days on market $68,500 Active 88 DOM
9. 2026-06-05
   days on market $68,500 Active 85 DOM
10. 2026-06-03
    days on market $68,500 Active 84 DOM
11. 2026-06-02
    days on market $68,500 Active 83 DOM
12. 2026-06-01
    days on market $68,500 Active 82 DOM
13. 2026-05-31
    days on market $68,500 Active 81 DOM
14. 2026-03-10
    listed $68,500 Active 461-char remark

    Show marketing remark (461 chars)

    Affordable opportunity in Wilkinsburg for a buyer looking to own instead of rent. This 2-bedroom home offers spacious living and dining rooms with hardwood floors, an equipped kitchen with ceramic tile flooring, and off-street rear parking. The second floor includes two bedrooms and a full bath. Furnace replaced on 10/21/2022. The property could benefit from updates, but it offers solid potential for an owner-occupant willing to make improvements over time.

15. 2025-11-11
    historical Expired 423-char remark

    Show marketing remark (423 chars)

    Fantastic investment opportunity! A charming 2-bedroom home in Wilkinsburg features spacious living and dining rooms with dark oak wood floors. The furnace was replaced on 10/21/2022, providing efficient heating. The second floor includes two bedrooms and a bathroom, all with hardwood flooring. Additionally, off-street parking is available at the rear of the property. Don’t miss this excellent investment potential

16. 2024-11-11
    listed $69,000 Active 423-char remark

    Show marketing remark (423 chars)

    Fantastic investment opportunity! A charming 2-bedroom home in Wilkinsburg features spacious living and dining rooms with dark oak wood floors. The furnace was replaced on 10/21/2022, providing efficient heating. The second floor includes two bedrooms and a bathroom, all with hardwood flooring. Additionally, off-street parking is available at the rear of the property. Don’t miss this excellent investment potential

17. 2006-03-27
    soldstatus $11,000
18. 2006-03-16
    soldstatus $11,000
19. 2005-11-03
    listed $14,900
20. 1998-06-23
    soldstatus $21,400
21. 1998-06-19
    soldstatus $21,400
22. 1997-05-15
    listed $24,900
23. 1990-04-05
    soldstatus $15,000

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,952
• − Mortgage interest: −$3,837
• − Property taxes: −$1,629
• − Insurance: −$1,009
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,993
• Taxable income: $4,092
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $3,881/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

+356.7% since first listed

10 events — show timeline

• 2026-03-10 Listed $68,500 West Penn MLS
• 2025-11-11 Delisted — West Penn MLS
• 2024-11-11 Listed $69,000 West Penn MLS
• 2006-03-27 Sold (MLS) $11,000 West Penn MLS
• 2006-03-16 Sold (Public Records) $11,000 Public Records
• 2005-11-03 Listed $14,900 West Penn MLS
• 1998-06-23 Sold (Public Records) $21,400 Public Records
• 1998-06-19 Sold (MLS) $21,400 West Penn MLS
• 1997-05-15 Listed $24,900 West Penn MLS
• 1990-04-05 Sold (Public Records) $15,000 Public Records

Property tax history

-0.6%/yr

Latest (2026): $1,629 · +3.0% YoY. Source: county tax records.