406 Juniper St · Versailles, PA 15132

$110,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 295 Days on market

Built 1966 6,599 sqft lot Est $151k · 27% under

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Listing remarks MLS

LARGE ENCLOSED PORCH CONVENIENT LOCATION TENANT OCCUPIED

Key facts

• Cozy gas fireplace
• Formal dining room
• Large living room

Tags

• TWO STORY BRICK HOME
• LARGE LIVING ROOM
• COZY GAS FIREPLACE
• FORMAL DINING ROOM
• DIRECT ACCESS TO BACKYARD
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Attached garage with garage door opener; Built-in parking (total listed as 1)
• Utilities: Public water service; Public sewer service
• Home design: 2-story brick house; Resale property
• Construction: Brick construction; Asphalt roof; Home warranty included
• Exterior features: Public water; Public sewer; Lot approximately 0.1515 acres

Interior

• Kitchen: Cooktop; Stove; Microwave; Refrigerator; Some gas appliances
• Bedrooms: Upper-level bedrooms (two listed at 9x12 and one at 9x12; another upper room 10x13 listed without type)
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Unfinished walk-up basement; Gas fireplace in the living/family room
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$150,528) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#318 in PA, #2,831 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, health & safety D+, employment 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 39% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $110k implies a 84% gain — meaningful room to come down on a strong offer.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 295 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.04% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Juniper St	0.00mi	3/1.0	1,344 (0%)	1mo	$100,000	$74	97
731 North Ln	0.32mi	3/1.0	1,350 (+0%)	3mo	$65,000	$48	80
4727 Penn Way	0.21mi	3/2.0	1,299 (-3%)	5mo	$144,900	$112	79
5014 3rd St	0.29mi	3/2.0	1,280 (-5%)	5mo	$144,900	$113	73
528 Chestnut St	0.38mi	3/2.5	1,350 (+0%)	7mo	$170,000	$126	72
4605 2nd St	0.14mi	3/2.0	1,504 (+12%)	8mo	$54,000	$36	65
5003 1st St	0.34mi	2/1.0 (-1)	1,397 (+4%)	7mo	$8,500	$6	65
417 Beckman Dr	0.63mi	3/1.5	1,300 (-3%)	1mo	$200,000	$154	64
428 Greenwood Ave	0.44mi	3/1.0	1,222 (-9%)	2mo	$139,900	$114	61
302 Howe St	0.73mi	3/2.0	1,320 (-2%)	8mo	$218,500	$166	55
405 Lemon Ave	0.48mi	2/1.0 (-1)	1,152 (-14%)	6mo	$122,000	$106	42
317 36th St	0.70mi	3/1.0	1,158 (-14%)	3mo	$25,500	$22	40

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-8,698
• Equity at exit: $16,401

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,227
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$577
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $143

Break-even live

Break-even rent $964

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $205	-5% $174	+0% $143	+5% $112	+10% $81
Rent	-10% $53	-5% $98	+0% $143	+5% $188	+10% $233
Rate	-1.0pp $198	-0.5pp $171	base $143	+0.5pp $115	+1.0pp $86

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	45d	1	0.12mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	45d	1	0.26mi
913 Center St McKeesport, PA	1.0–2.0	1.0	900	$1,010	$1.12	0d	7	0.64mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	9d	1	0.89mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	25d	1	1.20mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	3d	9	1.34mi
1300 Virginia Ave Apt 107 McKeesport, PA	2.0	1.0	900	$950	$1.06	45d	1	1.37mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	45d	1	1.41mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	1.42mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	5d	1	1.47mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	25d	1	1.48mi

Listing history 13 events

1. 2026-05-21
   status Pending
2. 2026-04-14
   historical Contingent
3. 2026-04-08
   price $110,000
4. 2026-03-25
   status Active
5. 2026-03-06
   historical Contingent
6. 2025-11-27
   price $115,000
7. 2025-10-18
   price $120,000
8. 2025-09-17
   status Active
9. 2025-08-22
   historical Contingent
10. 2025-07-30
    listed $125,000 Active
11. 2001-11-01
    soldstatus $59,900
12. 2001-10-31
    soldstatus $59,900 56-char remark

    Show marketing remark (56 chars)

    LARGE ENCLOSED PORCH CONVENIENT LOCATION TENANT OCCUPIED

13. 2001-01-19
    listed $59,900 56-char remark

    Show marketing remark (56 chars)

    LARGE ENCLOSED PORCH CONVENIENT LOCATION TENANT OCCUPIED

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$37/yr (+$3/mo · 2.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,736
• − Mortgage interest: −$6,162
• − Property taxes: −$1,663
• − Insurance: −$550
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$3,200
• Taxable loss: −$37
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $1,725/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 — Versailles

• Score: 77/100
• State rank: #318
• US rank: #2831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Versailles, PA
• County: Allegheny County · 1,022,028 people
• 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

+83.6% since first listed

13 events — show timeline

• 2026-05-21 Pending — West Penn MLS
• 2026-04-14 Contingent — West Penn MLS
• 2026-04-08 Price Changed $110,000 West Penn MLS
• 2026-03-25 Relisted — West Penn MLS
• 2026-03-06 Contingent — West Penn MLS
• 2025-11-27 Price Changed $115,000 West Penn MLS
• 2025-10-18 Price Changed $120,000 West Penn MLS
• 2025-09-17 Relisted — West Penn MLS
• 2025-08-22 Contingent — West Penn MLS
• 2025-07-30 Listed $125,000 West Penn MLS
• 2001-11-01 Sold (Public Records) $59,900 Public Records
• 2001-10-31 Sold (MLS) $59,900 West Penn MLS
• 2001-01-19 Listed $59,900 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $1,663 · +0.0% YoY. Source: county tax records.