922 Broadway Ave · East McKeesport, PA 15035

$100,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 27 Days on market

Built 1920 4,647 sqft lot Est $146k · 31% under

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great corner lot with nice back yd. Off street pkg front & back. new furnace, ac unit and electrical service, newer windows. Make it your own with some TLC. Possibilities!!

Key facts

• Covered porch
• Sandstone basement
• High ceilings

Tags

• COVERED PORCH
• HIGH CEILINGS
• HARDWOOD FLOORS
• WOODWORK ON THE BANISTER
• SANDSTONE BASEMENT
• OUTDOOR LIVING SPACE

Property features AI

Exterior

• Parking: Off-street and on-street parking; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition; Asphalt roof
• Construction: Aluminum siding construction; Asphalt roof
• Exterior features: Aluminum siding

Interior

• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Hardwood and tile flooring; Full basement with walk-out access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#752 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $66k; list at $100k implies a 52% 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $145,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Central Ave	0.53mi	3/1.0	1,292 (-1%)	1mo	$194,500	$151	73
518 Glenn St	0.25mi	3/1.0	1,216 (-7%)	8mo	$110,000	$90	70
1034 Park Ave	0.23mi	4/3.0 (+1)	1,236 (-5%)	0mo	$154,900	$125	68
438 Miami St	0.24mi	3/1.0	1,437 (+10%)	7mo	$115,000	$80	66
801 Broadway Ave	0.17mi	3/1.0	1,144 (-12%)	10mo	$92,000	$80	64
821 Clara St	0.49mi	3/2.0	1,346 (+3%)	5mo	$162,000	$120	64
303 3rd St	0.33mi	2/1.0 (-1)	1,378 (+6%)	8mo	$125,000	$91	63
526 3rd St	0.44mi	3/2.5	1,358 (+4%)	8mo	$185,000	$136	60
537 Woodmont Ave	0.33mi	3/2.0	1,482 (+14%)	8mo	$150,000	$101	51
801 4th St	0.34mi	3/2.0	1,469 (+13%)	10mo	$165,000	$112	51
300 Taylor St	0.53mi	3/1.5	1,120 (-14%)	5mo	$167,000	$149	46
118 Delaware Ave	0.63mi	2/1.5 (-1)	1,120 (-14%)	4mo	$94,700	$85	36

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,048
• Equity at exit: $14,910

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $14,325
• Equity at exit: $8,646

Cash invested: $28,000 (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 15035

• Home prices YoY: -1.4%
• Active inventory: 20
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$524
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $206

Break-even live

Break-even rent $869

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	17d	1	0.37mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	17d	1	0.37mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	2d	10	0.64mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	15d	1	0.66mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	0.82mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	44d	1	0.85mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	1.11mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	44d	1	1.19mi
812 Westbury Rd Unit B North Versailles, PA	2.0	1.0	1800	$1,100	$0.61	44d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 27 DOM
2. 2026-06-17
   days on market $100,000 Active 26 DOM
3. 2026-06-16
   days on market $100,000 Active 25 DOM
4. 2026-06-15
   days on market $100,000 Active 24 DOM
5. 2026-06-13
   days on market $100,000 Active 22 DOM
6. 2026-06-09
   days on market $100,000 Active 18 DOM
7. 2026-06-08
   days on market $100,000 Active 17 DOM
8. 2026-06-07
   days on market $100,000 Active 16 DOM
9. 2026-06-03
   days on market $100,000 Active 12 DOM
10. 2026-06-02
    days on market $100,000 Active 11 DOM
11. 2026-06-01
    days on market $100,000 Active 10 DOM
12. 2026-05-31
    days on market $100,000 Active 9 DOM
13. 2026-05-22
    listed $100,000 Active
14. 2007-08-07
    soldstatus $65,900
15. 2007-07-31
    soldstatus $65,900 178-char remark

    Show marketing remark (178 chars)

    Great corner lot with nice back yd. Off street pkg front & back. new furnace, ac unit and electrical service, newer windows. Make it your own with some TLC. Possibilities!!

16. 2006-10-04
    listed $59,900 178-char remark

    Show marketing remark (178 chars)

    Great corner lot with nice back yd. Off street pkg front & back. new furnace, ac unit and electrical service, newer windows. Make it your own with some TLC. Possibilities!!

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$68/yr (+$6/mo · 4.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,560
• − Mortgage interest: −$5,602
• − Property taxes: −$1,443
• − Insurance: −$500
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,909
• Taxable income: $936
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $2,251/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — East McKeesport

• Score: 70/100
• State rank: #752
• US rank: #7504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East McKeesport, PA
• City population: 2,063
• Population (ZIP): 2,063

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 (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 6%
• Common ancestry: Romanian 20% Serbian 1% Slovak 1%
• Foreign-born: 0%

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: ▼ -3.52%
• Current HPI: 254.3099
• 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

+66.9% since first listed

4 events — show timeline

• 2026-05-22 Listed $100,000 West Penn MLS
• 2007-08-07 Sold (Public Records) $65,900 Public Records
• 2007-07-31 Sold (MLS) $65,900 West Penn MLS
• 2006-10-04 Listed $59,900 West Penn MLS

Property tax history

+0.6%/yr

Latest (2026): $1,443 · +0.0% YoY. Source: county tax records.