1000 Evans Ave · McKeesport, PA 15132

$59,900

2 bd · 2.0 ba · 960 sqft · MultiFamily public records · 3 Days on market

Built 1935 3,149 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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BRICK RANCH WITH OVERSIZED 2 CAR GARAGE. .. THIS CURRENTLY IS NOT USED AS A DUPLEX BUT WAS AT ONE TIME-SELLER JUST OCCUPIES THE SPACE. .. EACH SIDE HAS ITS OWN ENTRANCE BUT GARAGE/BASEMENT IS SHARED. .. SELLER HAS MAINTAINED 2 ADDITIONAL LOTS FOR 25 YEARS TO CREATE A LOVELY SIDE YARD, PARTIALLY FENCED. .. 1 FURNACE/2 H2O TANKS/2 ELECTRICAL BOXES/2 GAS METERS/SHARED WATER/SEWAGE. .. SELLER IS NOT SURE IF A/C WORKS. .. WASHER & DRYER WILL NOT CONVEY. .. BUYER IS RESPONSIBLE FOR MCKEESPORT OCCUPANCY PERMITS AND BALANCE OF CLEAN OUT ONCE SELLER HAS REMOVED PERSONAL ITEMS

Key facts

• Lovely side yard
• Partially fenced
• Shared water

Tags

• OVERSIZED 2 CAR GARAGE
• SHARED WATER
• SHARED SEWAGE
• LOVELY SIDE YARD
• PARTIALLY FENCED

Property features AI

Exterior

• Parking: Built-in garage with garage door opener; 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: 30x100 lot dimensions

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bedrooms: Bedroom (Main level) — 10x12; Bedroom (Main level) — 10x12; Bonus room (Main level) — 16x14
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Hardwood and carpet flooring; Walk-out basement access

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 14.8% vs local median 10.3% 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: 113 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 35% 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $30k; list at $60k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.54%
• DSCR: 2.36
• 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: 25.2%
• Equity multiple: 2.04×
• Total profit: $17,479
• Equity at exit: $8,931

10-year hold

• IRR: 33.0%
• Equity multiple: 3.99×
• Total profit: $50,215
• Equity at exit: $5,179

Cash invested: $16,772 (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: 113
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$314
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $427

Break-even live

Break-even rent $483

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	43d	1	0.38mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	0.50mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	0.52mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	14d	1	0.52mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	43d	1	0.52mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	43d	1	0.79mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	43d	1	0.91mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	14d	1	1.02mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	43d	1	1.10mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	43d	1	1.18mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	12d	1	1.22mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	3d	1	1.26mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	43d	1	1.31mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	43d	1	1.48mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $59,900 Pending 3 DOM
2. 2026-06-10
   remarks 575-char remark
3. 2026-06-10
   listed $59,900 Active 1 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: +$217/yr (+$18/mo · 42.3%)

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

Taxation est. · year 1

• Rental income: $12,284
• − Mortgage interest: −$3,355
• − Property taxes: −$512
• − Insurance: −$300
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$1,743
• Taxable income: $4,409
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,065/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

+100.3% since first listed

3 events — show timeline

• 2026-06-09 Listed $59,900 West Penn MLS
• 2026-06-09 Listed $59,900 West Penn MLS
• 1979-01-18 Sold (Public Records) $29,900 Public Records

Property tax history

+3.8%/yr

Latest (2026): $512 · +0.0% YoY. Source: county tax records.