2613 Cleveland St · McKeesport, PA 15132

$54,900

2 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 284 Days on market

Built 1926 2,500 sqft lot Est $104k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

MOVE RIGHT INTO THIS BEAUTIFULLY UPDATED HOME ON A DOUBLE LOT! SELLER HAS MADE ALL THE UPDATES IMAGINABLE IN THIS HOME - NEW ROOF, NEW SIDING, NEW WINDOWS, NEW FLOORING, NEW CARPET, PAINT THROUGHOUT, NEW DISPOSAL. TWO SITTING AREAS, FRONT AND BACK PORCHES, AND A SPACIOUS SUNROOM FOR RELAXING OR ENTERTAINING GUESTS. LARGE, FLAT, FENCED IN BACKYARD FOR TOTAL PRIVACY. PLENTY OF NATURAL LIGHT THROUGHOUT THE PROPERTY. COME AND EXPERIENCE THIS GEM FOR WHAT IT IS, AS LOW MAINTENANCE AS ANYONE COULD ASK FOR!

Key facts

• Black appliances
• Natural light
• Walnut cabinets

Tags

• UPDATED KITCHEN
• WALNUT CABINETS
• SOLID SURFACE COUNTERTOPS
• BLACK APPLIANCES
• HARDWOOD FLOORS
• NATURAL LIGHT

Property features AI

Exterior

• Parking: On-street parking (1 space)
• Utilities: Electric cooling and power; Gas heating
• Home design: 2-story frame home with vinyl siding; Resale property
• Construction: Metal roof; Frame construction with vinyl siding
• Exterior features: Public transportation nearby

Interior

• Kitchen: Kitchen (main level) — 8 x 13
• Bedrooms: Bedroom (upper level) — 12 x 11; Bedroom (upper level) — 12 x 14
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central electric air conditioning
• Interior features: Carpet, hardwood, and tile flooring; Full unfinished basement with interior entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 40% 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $45k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 2.14% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.26%
• DSCR: 2.57
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $103,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2613 Cleveland St	0.00mi	2/1.0	1,328 (0%)	1mo	$49,000	$37	99
2616 Milburn St	0.31mi	2/1.0	1,473 (+11%)	0mo	$115,000	$78	67
419 31st St	0.52mi	2/1.5	1,381 (+4%)	1mo	$32,501	$24	66
2716 Lafayette St	0.36mi	2/1.0	1,468 (+10%)	1mo	$92,500	$63	65
2104 Calvin St	0.34mi	2/2.0	1,200 (-10%)	5mo	$110,000	$92	60
2316 Collins St	0.22mi	3/1.5 (+1)	1,485 (+12%)	4mo	$127,000	$86	60
417 Beckman Dr	0.62mi	3/1.5 (+1)	1,300 (-2%)	1mo	$200,000	$154	60
2817 Jenny Lind St	0.64mi	2/1.0	1,232 (-7%)	2mo	$51,033	$41	57
322 27th St	0.72mi	2/2.0	1,312 (-1%)	6mo	$52,800	$40	55
428 Greenwood Ave	0.66mi	3/1.0 (+1)	1,222 (-8%)	2mo	$139,900	$114	49
317 36th St	0.55mi	3/1.0 (+1)	1,158 (-13%)	3mo	$25,500	$22	46
405 Lemon Ave	0.68mi	2/1.0	1,152 (-13%)	6mo	$122,000	$106	41

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: 30.9%
• Equity multiple: 2.30×
• Total profit: $19,946
• Equity at exit: $8,186

10-year hold

• IRR: 38.1%
• Equity multiple: 4.56×
• Total profit: $54,724
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$288
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $452

Break-even live

Break-even rent $604

Max offer price $54,900

Occupancy floor 57%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	43d	1	0.34mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	3d	1	0.37mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	23d	1	0.73mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	0.87mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	43d	1	0.90mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	1d	9	0.93mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	12d	1	0.95mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	43d	1	0.99mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	1d	1	1.12mi
913 Center St McKeesport, PA	1.0–2.0	1.0	900	$1,005	$1.12	1d	7	1.15mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	43d	1	1.23mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	43d	1	1.24mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	43d	1	1.33mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	23d	1	1.38mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	43d	1	1.41mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	14d	1	1.42mi

Listing history 19 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   historical Contingent
3. 2026-04-20
   price $54,900
4. 2026-03-20
   price $64,900
5. 2026-01-26
   price $74,900
6. 2025-11-17
   price $84,900
7. 2025-10-17
   status Active
8. 2025-09-23
   historical Contingent
9. 2025-08-19
   price $89,900
10. 2025-08-06
    price $94,900
11. 2025-07-21
    listed $99,900 Active
12. 2022-02-07
    soldstatus $61,000
13. 2022-01-31
    status Pending 505-char remark

    Show marketing remark (505 chars)

    MOVE RIGHT INTO THIS BEAUTIFULLY UPDATED HOME ON A DOUBLE LOT! SELLER HAS MADE ALL THE UPDATES IMAGINABLE IN THIS HOME - NEW ROOF, NEW SIDING, NEW WINDOWS, NEW FLOORING, NEW CARPET, PAINT THROUGHOUT, NEW DISPOSAL. TWO SITTING AREAS, FRONT AND BACK PORCHES, AND A SPACIOUS SUNROOM FOR RELAXING OR ENTERTAINING GUESTS. LARGE, FLAT, FENCED IN BACKYARD FOR TOTAL PRIVACY. PLENTY OF NATURAL LIGHT THROUGHOUT THE PROPERTY. COME AND EXPERIENCE THIS GEM FOR WHAT IT IS, AS LOW MAINTENANCE AS ANYONE COULD ASK FOR!

14. 2022-01-31
    soldstatus $61,000 Closed 505-char remark

    Show marketing remark (505 chars)

    MOVE RIGHT INTO THIS BEAUTIFULLY UPDATED HOME ON A DOUBLE LOT! SELLER HAS MADE ALL THE UPDATES IMAGINABLE IN THIS HOME - NEW ROOF, NEW SIDING, NEW WINDOWS, NEW FLOORING, NEW CARPET, PAINT THROUGHOUT, NEW DISPOSAL. TWO SITTING AREAS, FRONT AND BACK PORCHES, AND A SPACIOUS SUNROOM FOR RELAXING OR ENTERTAINING GUESTS. LARGE, FLAT, FENCED IN BACKYARD FOR TOTAL PRIVACY. PLENTY OF NATURAL LIGHT THROUGHOUT THE PROPERTY. COME AND EXPERIENCE THIS GEM FOR WHAT IT IS, AS LOW MAINTENANCE AS ANYONE COULD ASK FOR!

15. 2022-01-05
    historical Contingent 505-char remark

    Show marketing remark (505 chars)

    MOVE RIGHT INTO THIS BEAUTIFULLY UPDATED HOME ON A DOUBLE LOT! SELLER HAS MADE ALL THE UPDATES IMAGINABLE IN THIS HOME - NEW ROOF, NEW SIDING, NEW WINDOWS, NEW FLOORING, NEW CARPET, PAINT THROUGHOUT, NEW DISPOSAL. TWO SITTING AREAS, FRONT AND BACK PORCHES, AND A SPACIOUS SUNROOM FOR RELAXING OR ENTERTAINING GUESTS. LARGE, FLAT, FENCED IN BACKYARD FOR TOTAL PRIVACY. PLENTY OF NATURAL LIGHT THROUGHOUT THE PROPERTY. COME AND EXPERIENCE THIS GEM FOR WHAT IT IS, AS LOW MAINTENANCE AS ANYONE COULD ASK FOR!

16. 2021-12-22
    price $74,000 505-char remark

    Show marketing remark (505 chars)

    MOVE RIGHT INTO THIS BEAUTIFULLY UPDATED HOME ON A DOUBLE LOT! SELLER HAS MADE ALL THE UPDATES IMAGINABLE IN THIS HOME - NEW ROOF, NEW SIDING, NEW WINDOWS, NEW FLOORING, NEW CARPET, PAINT THROUGHOUT, NEW DISPOSAL. TWO SITTING AREAS, FRONT AND BACK PORCHES, AND A SPACIOUS SUNROOM FOR RELAXING OR ENTERTAINING GUESTS. LARGE, FLAT, FENCED IN BACKYARD FOR TOTAL PRIVACY. PLENTY OF NATURAL LIGHT THROUGHOUT THE PROPERTY. COME AND EXPERIENCE THIS GEM FOR WHAT IT IS, AS LOW MAINTENANCE AS ANYONE COULD ASK FOR!

17. 2021-11-11
    listed $79,000 Active 505-char remark

    Show marketing remark (505 chars)

    MOVE RIGHT INTO THIS BEAUTIFULLY UPDATED HOME ON A DOUBLE LOT! SELLER HAS MADE ALL THE UPDATES IMAGINABLE IN THIS HOME - NEW ROOF, NEW SIDING, NEW WINDOWS, NEW FLOORING, NEW CARPET, PAINT THROUGHOUT, NEW DISPOSAL. TWO SITTING AREAS, FRONT AND BACK PORCHES, AND A SPACIOUS SUNROOM FOR RELAXING OR ENTERTAINING GUESTS. LARGE, FLAT, FENCED IN BACKYARD FOR TOTAL PRIVACY. PLENTY OF NATURAL LIGHT THROUGHOUT THE PROPERTY. COME AND EXPERIENCE THIS GEM FOR WHAT IT IS, AS LOW MAINTENANCE AS ANYONE COULD ASK FOR!

18. 2004-08-30
    soldstatus $33,000
19. 1989-11-02
    soldstatus $8,137

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,109
• − Mortgage interest: −$3,075
• − Property taxes: −$1,997
• − Insurance: −$274
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$1,597
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,242/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

+574.7% since first listed

19 events — show timeline

• 2026-05-01 Pending — West Penn MLS
• 2026-04-28 Contingent — West Penn MLS
• 2026-04-20 Price Changed $54,900 West Penn MLS
• 2026-03-20 Price Changed $64,900 West Penn MLS
• 2026-01-26 Price Changed $74,900 West Penn MLS
• 2025-11-17 Price Changed $84,900 West Penn MLS
• 2025-10-17 Relisted — West Penn MLS
• 2025-09-23 Contingent — West Penn MLS
• 2025-08-19 Price Changed $89,900 West Penn MLS
• 2025-08-06 Price Changed $94,900 West Penn MLS
• 2025-07-21 Listed $99,900 West Penn MLS
• 2022-02-07 Sold (Public Records) $61,000 Public Records
• 2022-01-31 Pending — West Penn MLS
• 2022-01-31 Sold (MLS) $61,000 West Penn MLS
• 2022-01-05 Contingent — West Penn MLS
• 2021-12-22 Price Changed $74,000 West Penn MLS
• 2021-11-11 Listed $79,000 West Penn MLS
• 2004-08-30 Sold (Public Records) $33,000 Public Records
• 1989-11-02 Sold (Public Records) $8,137 Public Records

Property tax history

+10.6%/yr

Latest (2026): $1,997 · +0.0% YoY. Source: county tax records.