1007 -1005 Park St · McKeesport, PA 15132

$89,999

8 bd · 3.5 ba · 20,389 sqft · SingleFamily · 35 Days on market

Built 1925 Fair condition 0.47 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare multi-parcel investment and special-use opportunity located at 1005 / 1007 Park St, McKeesport, PA 15132. This unique as-is property package includes the main structure, expansive side yard, and multiple additional Park St / Lamont Ave parcels totaling approximately 20,389 sq ft / 0.47 acres based on county GIS measurements. Previously operated in a care-home style setup, the property offers an extremely flexible layout featuring approximately 8 bedrooms, large common areas, a commercial-style kitchen, multiple entrances, 3 furnaces, and 2 electric meters. Included parcels/APNs are 307-S-327, 307-S-330, 307-S-332, 307-S-333, 307-S-334, and 307-S-335. The large land package and existing

Key facts

• Expansive side yard
• Flexible layout
• Multiple entrances

Tags

• EXPANSIVE SIDE YARD
• FLEXIBLE LAYOUT
• COMMERCIAL-STYLE KITCHEN
• MULTIPLE ENTRANCES
• LARGE LAND PACKAGE

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale
• Construction: Asphalt roof
• Exterior features: Off-street parking

Interior

• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 8-bed/3.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 10.2% in McKeesport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools D+, health & safety D, crime 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.
• Market conditions: 115 active listings in the ZIP; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $1,575/mo this rent would consume 53% of the median local household income ($35k/yr) (locally 1239% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 1.99×
• Total profit: $25,073
• Equity at exit: $13,419

10-year hold

• IRR: 32.0%
• Equity multiple: 3.90×
• Total profit: $72,964
• Equity at exit: $7,781

Cash invested: $25,200 (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: 115
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $622

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 55%

Sensitivity live

Price	-10% $684	-5% $653	+0% $622	+5% $591	+10% $560
Rent	-10% $498	-5% $560	+0% $622	+5% $684	+10% $747
Rate	-1.0pp $668	-0.5pp $645	base $622	+0.5pp $599	+1.0pp $575

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $89,999 Active 35 DOM
2. 2026-06-18
   days on market $89,999 Active 32 DOM
3. 2026-06-17
   days on market $89,999 Active 31 DOM
4. 2026-06-16
   days on market $89,999 Active 30 DOM
5. 2026-06-15
   days on market $89,999 Active 29 DOM
6. 2026-06-13
   days on market $89,999 Active 27 DOM
7. 2026-06-13
   days on market $89,999 Active 26 DOM
8. 2026-06-09
   days on market $89,999 Active 23 DOM
9. 2026-06-08
   days on market $89,999 Active 22 DOM
10. 2026-06-07
    pricedays on market $89,999 Active 21 DOM
11. 2026-06-03
    days on market $99,000 Active 17 DOM
12. 2026-06-02
    days on market $99,000 Active 16 DOM
13. 2026-06-01
    days on market $99,000 Active 15 DOM
14. 2026-05-31
    days on market $99,000 Active 14 DOM
15. 2026-05-17
    listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$2,618
• Taxable income: $6,416
• Est. tax owed @ 24.0%: −$1,540
• After-tax cash flow: $5,927/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.

Condition & rehab AI · 30 photos

Fair 45/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly improving its resale and rental value.

Repairs flagged

• Major kitchen appliances — need replacement for functionality
• Major bathroom fixtures — need replacement for functionality
• Major roof — visible wear and tear
• Major exterior siding — appears aged
• Major flooring — worn carpet
• Major interior walls/paint — paint peeling
• Major HVAC system — outdated and likely inefficient

Value-add opportunities

• Resale kitchen appliances — modern appliances will attract buyers
• Resale bathroom fixtures — updated fixtures will attract buyers
• Both HVAC system — modern HVAC will improve comfort and energy efficiency
• Resale exterior siding — new siding will improve curb appeal
• Resale flooring — new flooring will improve living space appearance
• Resale interior walls/paint — new paint will improve living space appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · need replacement for functionality	Major	$15,000–50,000
bathroom fixtures · need replacement for functionality	Major	$15,000–50,000
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · appears aged	Major	$15,000–50,000
flooring · worn carpet	Major	$15,000–50,000
interior walls/paint · paint peeling	Major	$15,000–50,000
HVAC system · outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale kitchen appliances — modern appliances will attract buyers ↑
• Resale bathroom fixtures — updated fixtures will attract buyers ↑
• Both HVAC system — modern HVAC will improve comfort and energy efficiency ↑
• Resale exterior siding — new siding will improve curb appeal ↑
• Resale flooring — new flooring will improve living space appearance ↑
• Resale interior walls/paint — new paint will improve living space appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-17 Listed $99,000 West Penn MLS