1602 Kansas Ave · White Oak, PA 15131

$134,000

4 bd · 2.0 ba · 2,008 sqft · MultiFamily public records · 69 Days on market

Built 1920 6,969 sqft 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 +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

Key facts

• Off street parking
• Full walk up attic
• Move in ready

Tags

• MOVE IN READY
• BREAKFAST COUNTER
• FULL WALK UP ATTIC
• 2 SEPARATE HOT WATER HEATERS
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Total of 2 units; Gross annual income reported at $18,440; Unit rents reported: one unit at $995/month, one unit at $575/month; Maintenance expense approx. $1,000; Utilities expense approx. $1,575; Insurance expense approx. $713; Vacancy allowance listed as $995 (50% rate)

Exterior

• Parking: On-street parking for up to 4 vehicles (total)
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Two-unit multifamily property
• Construction: Frame construction; Composition roof
• Exterior features: Lot approximately 0.16 acres (98 x 70 irregular); Zoned residential

Interior

• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $134k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive. Per door: $411/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $126k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.1% in White Oak — 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 77/100 on livability (#339 in PA, #2,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities D-, commute 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: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $55k; list at $134k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 4.9

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $30,657
• Equity at exit: $19,980

10-year hold

• IRR: 28.3%
• Equity multiple: 3.51×
• Total profit: $94,315
• Equity at exit: $11,586

Cash invested: $37,520 (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 15131

• Home prices YoY: -18.6%
• Active inventory: 33
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$703
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $821

Break-even live

Break-even rent $1,238

Max offer price $134,000

Occupancy floor 59%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,278
Total (2 units)			$2,278

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	1d	1	0.41mi
2311 Grandview Ave McKeesport, PA	4.0	2.0	2550	$1,250	$0.49	17d	1	1.31mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	43d	1	1.33mi

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-04-17
   historical Contingent
3. 2026-04-10
   status Active
4. 2026-03-23
   historical Contingent
5. 2026-02-21
   listed $134,000 Active
6. 2017-03-14
   soldstatus $55,000
7. 2017-02-28
   price $55,000 269-char remark

   Show marketing remark (269 chars)

   up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

8. 2017-02-28
   soldstatus $55,000 Sold 269-char remark

   Show marketing remark (269 chars)

   up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

9. 2017-02-24
   status Under Contract 269-char remark

   Show marketing remark (269 chars)

   up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

10. 2017-01-16
    historical Contingent 269-char remark

    Show marketing remark (269 chars)

    up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

11. 2017-01-14
    price $69,900 269-char remark

    Show marketing remark (269 chars)

    up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

12. 2016-11-08
    price $69,900 269-char remark

    Show marketing remark (269 chars)

    up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

13. 2016-10-19
    price $74,900 269-char remark

    Show marketing remark (269 chars)

    up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

14. 2016-08-02
    listed $79,900 Active 269-char remark

    Show marketing remark (269 chars)

    up & down duplex with long term tenants. Separate water, sewage and electric, owner pays gas, down unit is 6 rooms and bath , bedroom off of master is presently used as 3rd bedroom , eat in kitchen plus dining room . up is 4 rooms and a bath , 2 bedrooms plus.

15. 1991-02-11
    soldstatus $36,600
16. 1985-03-13
    soldstatus $35,000

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,638 · $220/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: $27,336
• − Mortgage interest: −$7,506
• − Property taxes: −$2,638
• − Insurance: −$670
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$3,898
• Taxable income: $8,250
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $7,875/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 — White Oak

• Score: 77/100
• State rank: #339
• US rank: #2982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, PA
• City population: 8,451
• Population (ZIP): 8,451

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Scotch-Irish 5% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -53.53%
• Current HPI: 233.6591
• Rent YoY: —
• Metro: —
• 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

+282.9% since first listed

16 events — show timeline

• 2026-05-01 Pending — West Penn MLS
• 2026-04-17 Contingent — West Penn MLS
• 2026-04-10 Relisted — West Penn MLS
• 2026-03-23 Contingent — West Penn MLS
• 2026-02-21 Listed $134,000 West Penn MLS
• 2017-03-14 Sold (Public Records) $55,000 Public Records
• 2017-02-28 Price Changed $55,000 West Penn MLS
• 2017-02-28 Sold (MLS) $55,000 West Penn MLS
• 2017-02-24 Pending — West Penn MLS
• 2017-01-16 Contingent — West Penn MLS
• 2017-01-14 Price Changed $69,900 West Penn MLS
• 2016-11-08 Price Changed $69,900 West Penn MLS
• 2016-10-19 Price Changed $74,900 West Penn MLS
• 2016-08-02 Listed $79,900 West Penn MLS
• 1991-02-11 Sold (Public Records) $36,600 Public Records
• 1985-03-13 Sold (Public Records) $35,000 Public Records

Property tax history

+5.6%/yr

Latest (2026): $2,638 · +0.0% YoY. Source: county tax records.