2108 Barnsdale Ave · McKeesport, PA 15132

$110,000

2 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 15 Days on market

Built 1940 3,998 sqft lot Est $101k · 9% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• ARV discount +3.3/15.0
• 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

Listing remarks

Whether you're searching for your first home or looking for a property you can personalize and make your own, this charming 2-bedroom, 2-full-bath home is full of potential. The main level features a comfortable living room, dining room, kitchen, and a full bath, providing a functional layout for everyday living. Upstairs, you'll find two bedrooms and a second full bath. Enjoy your morning coffee or unwind in the evening on the inviting front porch, perfect for relaxing and spending time with family and friends. The integral one-car garage offers convenience and protection from the elements, while the backyard shed provides additional storage space for lawn equipment, bicycles, tools,

Key facts

• Front porch
• Near renzie park
• Backyard shed

Tags

• FRONT PORCH
• INTEGRAL ONE-CAR GARAGE
• BACKYARD SHED
• NEAR RENZIE PARK

Property features AI

Exterior

• Parking: Built-in attached garage (1 parking space)
• Utilities: Public water; Public sewer; Gas service
• Home design: Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Small lot (approximately 0.09 acres)

Interior

• Kitchen: Kitchen with gas stove and refrigerator
• Bedrooms: Two bedrooms (both on the upper level)
• Flooring: Carpet; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (gas)
• Interior features: Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($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: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 10.2% in McKeesport — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: health & safety D, crime F, amenities 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 38% 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 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $110k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
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: 1.03% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $100,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 Barnsdale Ave	0.01mi	2/1.5	1,008 (-2%)	4mo	$43,500	$43	91
2101 Barnsdale Ave	0.03mi	2/2.0	928 (-10%)	7mo	$45,500	$49	77
1126 Monongahela Blvd	0.52mi	2/2.0	1,009 (-2%)	2mo	$124,000	$123	72
2112 Dalton	0.10mi	3/1.0 (+1)	1,122 (+9%)	3mo	$75,000	$67	68
1707 Grandview Ave	0.39mi	2/1.0	1,120 (+9%)	1mo	$110,000	$98	62
717 King St	0.57mi	3/1.5 (+1)	1,008 (-2%)	4mo	$135,000	$134	60
2619 Harrison St	0.54mi	2/1.0	955 (-7%)	8mo	$69,900	$73	53
1819 Craig St	0.53mi	3/1.5 (+1)	1,080 (+5%)	9mo	$139,900	$130	52
2413 Banker St	0.37mi	3/2.0 (+1)	1,134 (+10%)	10mo	$137,000	$121	52
2620 Kansas St	0.62mi	2/1.0	972 (-5%)	8mo	$51,550	$53	52
1211 Meadow St	0.61mi	3/1.0 (+1)	992 (-3%)	8mo	$56,915	$57	50
2714 Kansas St	0.68mi	2/2.0	912 (-11%)	11mo	$124,900	$137	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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,154
• Equity at exit: $16,401

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $7,496
• 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: 8.1×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$577
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $168

Break-even live

Break-even rent $916

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $230	-5% $199	+0% $168	+5% $137	+10% $105
Rent	-10% $79	-5% $123	+0% $168	+5% $212	+10% $257
Rate	-1.0pp $223	-0.5pp $196	base $168	+0.5pp $139	+1.0pp $110

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
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	5d	1	0.29mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	46d	1	0.41mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	14d	1	0.43mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	18d	1	0.68mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	25d	1	0.72mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	46d	1	0.85mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	46d	1	0.95mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	0d	9	0.96mi
1827 California Ave Apt 2 Front Second Floor White Oak, PA	1.0	1.0	750	$900	$1.20	16d	1	0.99mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	46d	1	1.11mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	46d	1	1.20mi

Listing history 11 events

1. 2026-06-21
   days on market $110,000 Active 15 DOM
2. 2026-06-18
   days on market $110,000 Active 12 DOM
3. 2026-06-17
   days on market $110,000 Active 11 DOM
4. 2026-06-16
   days on market $110,000 Active 10 DOM
5. 2026-06-15
   days on market $110,000 Active 9 DOM
6. 2026-06-13
   days on market $110,000 Active 7 DOM
7. 2026-06-13
   days on market $110,000 Active 6 DOM
8. 2026-06-09
   days on market $110,000 Active 3 DOM
9. 2026-06-08
   days on market $110,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $110,000 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: $1,207 · $101/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$266/yr (+$22/mo · 22.0%)

ⓘ 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: $13,533
• − Mortgage interest: −$6,162
• − Property taxes: −$1,207
• − Insurance: −$550
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,200
• Taxable income: $249
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $1,952/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

+331.4% since first listed

2 events — show timeline

• 2026-06-05 Listed $110,000 West Penn MLS
• 1986-10-27 Sold (Public Records) $25,500 Public Records

Property tax history

+5.1%/yr

Latest (2026): $1,207 · +0.0% YoY. Source: county tax records.