909 Franklin St · McKeesport, PA 15132

$75,000

3 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 91 Days on market

Built 1938 6,499 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

Listing remarks MLS

Don't miss out this perfect opportunity to finish this home to your exact taste! Don't miss the beautiful wood beams, stained glass window, and hardwood floors. With a little TLC and elbow grease, this house will be a home in no time!

Key facts

• Covered front porch
• Stained glass detail
• Decorative fireplace

Tags

• DOUBLE CORNER LOT
• COVERED FRONT PORCH
• HARDWOOD FLOORS
• EXPOSED WOOD BEAMS
• STAINED GLASS DETAIL
• DECORATIVE FIREPLACE

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Detached garage; Total 2 parking spaces
• Utilities: Public water service; Public sewer
• Home design: Single-story home; Frame construction; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Flooring: Carpet; Hardwood; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Carpet, hardwood, and tile flooring; Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 10.2% 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: 115 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,376/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 1239% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $75k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.83% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.12%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $167,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Franklin St	0.03mi	3/1.0	1,702 (+7%)	1mo	$70,000	$41	84
1002 Summit St	0.18mi	3/2.0	1,462 (-8%)	2mo	$157,000	$107	75
537 Mccully St	0.38mi	3/1.5	1,548 (-2%)	9mo	$30,000	$19	71
1140 Franklin St	0.31mi	3/2.0	1,525 (-4%)	8mo	$140,000	$92	70
124 Park Way	0.19mi	3/1.0	1,411 (-11%)	9mo	$149,900	$106	64
2927 State St	0.43mi	2/2.0 (-1)	1,476 (-7%)	1mo	$200,000	$136	61
2220 Cronemeyer St	0.52mi	2/1.0 (-1)	1,568 (-1%)	8mo	$40,000	$26	60
1414 Lincoln Way #1	0.57mi	3/1.5	1,456 (-8%)	4mo	$152,000	$104	57
915 Summit St	0.12mi	4/2.0 (+1)	1,803 (+14%)	9mo	$225,000	$125	57
1323 Lincoln Way	0.52mi	3/1.5	1,431 (-10%)	4mo	$94,000	$66	56
1121 Monongahela Blvd	0.44mi	4/3.0 (+1)	1,708 (+8%)	3mo	$333,000	$195	53
1509 Ohio Ave	0.72mi	3/1.5	1,440 (-9%)	2mo	$238,000	$165	50

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: 27.1%
• Equity multiple: 2.13×
• Total profit: $23,675
• Equity at exit: $11,183

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $66,820
• Equity at exit: $6,485

Cash invested: $21,000 (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 15132

• Home prices YoY: -32.9%
• Active inventory: 115
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$393
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $562

Break-even live

Break-even rent $664

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $605	-5% $583	+0% $562	+5% $541	+10% $520
Rent	-10% $453	-5% $508	+0% $562	+5% $616	+10% $671
Rate	-1.0pp $600	-0.5pp $581	base $562	+0.5pp $543	+1.0pp $523

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	45d	1	0.55mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	1.07mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	25d	1	1.15mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	3d	1	1.16mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	45d	1	1.21mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	45d	1	1.33mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	25d	1	1.40mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	25d	1	1.41mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	25d	1	1.46mi
201 S 4th St Duquesne, PA	3.0	1.0	1200	$1,385	$1.15	45d	1	1.47mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	45d	1	1.50mi

Listing history 32 events

1. 2026-06-21
   days on market $75,000 Active 91 DOM
2. 2026-06-18
   days on market $75,000 Active 88 DOM
3. 2026-06-17
   days on market $75,000 Active 87 DOM
4. 2026-06-16
   days on market $75,000 Active 86 DOM
5. 2026-06-15
   days on market $75,000 Active 85 DOM
6. 2026-06-13
   days on market $75,000 Active 83 DOM
7. 2026-06-13
   pricestatusdays on market $75,000 Active 82 DOM
8. 2026-06-09
   days on market $62,000 Contingent 80 DOM
9. 2026-06-08
   days on market $62,000 Contingent 79 DOM
10. 2026-06-07
    days on market $62,000 Contingent 78 DOM
11. 2026-06-03
    days on market $62,000 Contingent 74 DOM
12. 2026-06-02
    days on market $62,000 Contingent 73 DOM
13. 2026-06-01
    days on market $62,000 Contingent 72 DOM
14. 2026-05-31
    days on market $62,000 Contingent 71 DOM
15. 2026-03-26
    historical Contingent
16. 2026-03-21
    listed $62,000 Active
17. 2026-01-08
    listed $74,000 Active 234-char remark

    Show marketing remark (234 chars)

    Don't miss out this perfect opportunity to finish this home to your exact taste! Don't miss the beautiful wood beams, stained glass window, and hardwood floors. With a little TLC and elbow grease, this house will be a home in no time!

18. 2025-12-31
    historical Expired 234-char remark

    Show marketing remark (234 chars)

    Don't miss out this perfect opportunity to finish this home to your exact taste! Don't miss the beautiful wood beams, stained glass window, and hardwood floors. With a little TLC and elbow grease, this house will be a home in no time!

19. 2025-12-02
    status Active 234-char remark

    Show marketing remark (234 chars)

    Don't miss out this perfect opportunity to finish this home to your exact taste! Don't miss the beautiful wood beams, stained glass window, and hardwood floors. With a little TLC and elbow grease, this house will be a home in no time!

20. 2025-12-02
    price $74,000 234-char remark

    Show marketing remark (234 chars)

    Don't miss out this perfect opportunity to finish this home to your exact taste! Don't miss the beautiful wood beams, stained glass window, and hardwood floors. With a little TLC and elbow grease, this house will be a home in no time!

21. 2025-09-22
    historical Contingent 234-char remark

    Show marketing remark (234 chars)

    Don't miss out this perfect opportunity to finish this home to your exact taste! Don't miss the beautiful wood beams, stained glass window, and hardwood floors. With a little TLC and elbow grease, this house will be a home in no time!

22. 2025-09-03
    listed $40,000 Active 234-char remark

    Show marketing remark (234 chars)

    Don't miss out this perfect opportunity to finish this home to your exact taste! Don't miss the beautiful wood beams, stained glass window, and hardwood floors. With a little TLC and elbow grease, this house will be a home in no time!

23. 2025-08-31
    historical Expired
24. 2025-08-05
    status Active
25. 2025-02-26
    status Pending
26. 2025-02-26
    listed $43,100 Active
27. 2024-12-31
    historical Expired
28. 2024-08-21
    price $81,995
29. 2024-07-25
    price $99,995
30. 2024-07-12
    price $113,995
31. 2024-06-25
    listed $119,995 Active
32. 1976-06-08
    soldstatus $25,500

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 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: $16,510
• − Mortgage interest: −$4,201
• − Property taxes: −$1,202
• − Insurance: −$375
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,182
• Taxable income: $5,908
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $5,328/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

+143.1% since first listed

18 events — show timeline

• 2026-03-26 Contingent — West Penn MLS
• 2026-03-21 Listed $62,000 West Penn MLS
• 2026-01-08 Listed $74,000 West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-12-02 Relisted — West Penn MLS
• 2025-12-02 Price Changed $74,000 West Penn MLS
• 2025-09-22 Contingent — West Penn MLS
• 2025-09-03 Listed $40,000 West Penn MLS
• 2025-08-31 Delisted — West Penn MLS
• 2025-08-05 Relisted — West Penn MLS
• 2025-02-26 Pending — West Penn MLS
• 2025-02-26 Listed $43,100 West Penn MLS
• 2024-12-31 Delisted — West Penn MLS
• 2024-08-21 Price Changed $81,995 West Penn MLS
• 2024-07-25 Price Changed $99,995 West Penn MLS
• 2024-07-12 Price Changed $113,995 West Penn MLS
• 2024-06-25 Listed $119,995 West Penn MLS
• 1976-06-08 Sold (Public Records) $25,500 Public Records

Property tax history

+5.1%/yr

Latest (2026): $1,202 · +0.0% YoY. Source: county tax records.