2054 Laketon Rd · Wilkinsburg, PA 15221

$20,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 69 Days on market

Built 1935 3,001 sqft lot $21/sqft · 82% below area ↓ 52% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Spacious two-bedroom, one-bath home on Laketon Road offering added character and higher ceilings that enhance the overall feel of the space. This property is ready for a full renovation and presents a great opportunity to bring your vision to life. Ideal for an investor or owner-occupant looking to create a strong rental or updated residence. With its classic layout and unique features, there is plenty of potential to transform this home into something special. Conveniently located near main roadways and local amenities.

Key facts

• Higher ceilings
• Full renovation
• Classic layout

Tags

• HIGHER CEILINGS
• FULL RENOVATION
• CLASSIC LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 57.1% vs local median 11.3% in Wilkinsburg — 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 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,800 (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. Built in 1935 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 6.24% ✓
• Cap rate: 57.11%
• Cash-on-cash: 181.50%
• DSCR: 9.08
• GRM: 1.3

CMA / ARV

• ARV (median comp): $112,517
• List price: $20,000
• Delta: -82.22%
• 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	0.11mi	2/1.0	968 (+3%)	2mo	$17,504	$18	89
2205 Chalfant St	0.12mi	2/1.0	1,044 (+11%)	8mo	$102,500	$98	69
2722 Graham Blvd	0.50mi	2/1.0	884 (-6%)	8mo	$108,500	$123	60
2181 Vantine St	0.20mi	2/1.0	1,056 (+12%)	14mo	$60,000	$57	59
1507 Williamsburg Pl	0.59mi	2/1.5	950 (+1%)	15mo	$199,900	$210	56
2023 Palm Ave	0.65mi	2/1.5	962 (+2%)	12mo	$168,000	$175	54
1823 Wright St	0.25mi	2/1.0	1,080 (+15%)	13mo	$25,019	$23	53
2506 Collins Rd	0.58mi	2/1.5	1,000 (+6%)	10mo	$215,000	$215	52
1521 Weinman St	0.66mi	2/1.0	1,000 (+6%)	8mo	$25,000	$25	52
289 Evaline St	0.69mi	2/1.5	858 (-9%)	3mo	$130,000	$152	49
4 Wood Glen Ln	0.44mi	3/1.5 (+1)	1,050 (+12%)	12mo	$143,000	$136	43
6 Wood Glen Ln	0.45mi	2/2.0	1,068 (+14%)	15mo	$165,000	$154	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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.63×
• Total profit: $48,308
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 20.95×
• Total profit: $111,733
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $791

Break-even live

Break-even rent $245

Max offer price $20,000

Occupancy floor 32%

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: $5,000
• Closing costs: $600
• 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	2d	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	12d	1	1.42mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	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 15 events

1. 2026-06-16
   statusdays on market $20,000 Pending 69 DOM
2. 2026-06-15
   days on market $20,000 Active 68 DOM
3. 2026-06-13
   days on market $20,000 Active 66 DOM
4. 2026-06-09
   days on market $20,000 Active 62 DOM
5. 2026-06-08
   days on market $20,000 Active 61 DOM
6. 2026-06-07
   days on market $20,000 Active 60 DOM
7. 2026-06-05
   days on market $20,000 Active 57 DOM
8. 2026-06-03
   days on market $20,000 Active 56 DOM
9. 2026-06-02
   days on market $20,000 Active 55 DOM
10. 2026-06-01
    days on market $20,000 Active 54 DOM
11. 2026-05-31
    days on market $20,000 Active 53 DOM
12. 2026-04-03
    listed $20,000 Active 526-char remark

    Show marketing remark (526 chars)

    Spacious two-bedroom, one-bath home on Laketon Road offering added character and higher ceilings that enhance the overall feel of the space. This property is ready for a full renovation and presents a great opportunity to bring your vision to life. Ideal for an investor or owner-occupant looking to create a strong rental or updated residence. With its classic layout and unique features, there is plenty of potential to transform this home into something special. Conveniently located near main roadways and local amenities.

13. 2000-09-06
    soldstatus $40,000
14. 2000-08-31
    soldstatus $40,000 123-char remark

    Show marketing remark (123 chars)

    COMPLETELY REMODELED ROOF 98,FURN 97,KIT AND BA 98 PDR RM 1ST FL 98.MOVE RIGHT IN ON BUS LINE * * * * HOME WARRANTY * *

15. 1999-10-27
    listed $41,900 123-char remark

    Show marketing remark (123 chars)

    COMPLETELY REMODELED ROOF 98,FURN 97,KIT AND BA 98 PDR RM 1ST FL 98.MOVE RIGHT IN ON BUS LINE * * * * HOME WARRANTY * *

ⓘ 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 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: $14,965
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$766
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$582
• Taxable income: $9,802
• Est. tax owed @ 24.0%: −$2,352
• After-tax cash flow: $7,145/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

-52.3% since first listed

4 events — show timeline

• 2026-04-03 Listed $20,000 West Penn MLS
• 2000-09-06 Sold (Public Records) $40,000 Public Records
• 2000-08-31 Sold (MLS) $40,000 West Penn MLS
• 1999-10-27 Listed $41,900 West Penn MLS

Property tax history

-0.6%/yr

Latest (2026): $1,889 · +3.0% YoY. Source: county tax records.