1016 Messineo Ave · East McKeesport, PA 15035

$75,000

1 bd · 1.0 ba · 840 sqft · SingleFamily public records · 114 Days on market

Built 1954 $89/sqft · 20% below area Est $94k · 20% under

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Why this score? — see what drove the C 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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.0/10.0
• 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

Cozy Level Entry 2 Bedroom Ranch Home, Hardwood Floors, Kitchen comes with Stove and Refrigerator and has a side entrance door to outside. Large Walkout Basement for storage Convenient location, Close to Shopping and Parkway. House needs TLC

Key facts

• Side entrance door
• Hardwood floors
• Parking

Tags

• HARDWOOD FLOORS
• KITCHEN COMES WITH STOVE
• SIDE ENTRANCE DOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $39 ($467/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $75k).
• Recommended offer: $68k (9.0% 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: 19 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); 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $75k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1954 — 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 114 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 1954 — 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. 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: 1.15% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

• ARV (median comp): $93,615
• List price: $75,000
• Delta: -19.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Pittsburgh St	0.34mi	1/1.5	854 (+2%)	5mo	$90,000	$105	76
1116 Morrelle Ave	0.14mi	2/1.0 (+1)	825 (-2%)	23mo	$89,000	$108	66
449 Madison St	0.25mi	2/1.0 (+1)	794 (-6%)	17mo	$99,900	$126	60
1109 Melrose Ave	0.13mi	2/1.0 (+1)	928 (+10%)	19mo	$33,126	$36	56
337 Sarah St	0.61mi	2/1.5 (+1)	875 (+4%)	5mo	$130,000	$149	53
217 James St	0.56mi	2/1.0 (+1)	750 (-11%)	7mo	$12,000	$16	45
227 Marguerite Ave. Rear	0.55mi	2/1.5 (+1)	780 (-7%)	22mo	$70,000	$90	37

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-9,586
• Equity at exit: $11,183

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-4,794
• 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 15035

• Home prices YoY: -1.4%
• Active inventory: 19
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $861 high
• Mortgage (P&I): −$393
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $39

Break-even live

Break-even rent $812

Max offer price $75,000

Occupancy floor 90%

Sensitivity live

Price	-10% $81	-5% $60	+0% $39	+5% $18	+10% $-4
Rent	-10% $-29	-5% $5	+0% $39	+5% $73	+10% $107
Rate	-1.0pp $77	-0.5pp $58	base $39	+0.5pp $19	+1.0pp $0

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
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	4d	1	0.18mi
450 Card Ave Unit 1 Wilmerding, PA	1.0	1.0	900	$700	$0.78	24d	1	0.27mi
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	18d	1	0.47mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	18d	1	0.47mi
210 Westinghouse Ave Unit 222-A Wilmerding, PA	1.0	1.0	600	$785	$1.31	44d	1	0.51mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	44d	1	0.51mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	15d	1	0.51mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$805	$1.07	2d	10	0.54mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	44d	1	0.94mi
510 E Pittsburgh McKeesport Blvd Unit 3 North Versailles Township, PA	1.0	1.0	553	$800	$1.45	44d	1	1.43mi
510 E Pittsburgh McKeesport Blvd Unit 1 North Versailles Township, PA	2.0	1.0	663	$950	$1.43	24d	1	1.43mi

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 114 DOM
2. 2026-06-18
   days on market $75,000 Active 111 DOM
3. 2026-06-17
   days on market $75,000 Active 110 DOM
4. 2026-06-16
   days on market $75,000 Active 109 DOM
5. 2026-06-15
   days on market $75,000 Active 108 DOM
6. 2026-06-13
   days on market $75,000 Active 106 DOM
7. 2026-06-09
   days on market $75,000 Active 102 DOM
8. 2026-06-08
   days on market $75,000 Active 101 DOM
9. 2026-06-07
   days on market $75,000 Active 100 DOM
10. 2026-06-03
    days on market $75,000 Active 96 DOM
11. 2026-06-02
    days on market $75,000 Active 95 DOM
12. 2026-06-01
    days on market $75,000 Active 94 DOM
13. 2026-05-31
    days on market $75,000 Active 93 DOM
14. 2026-05-05
    price $75,000 242-char remark

    Show marketing remark (242 chars)

    Cozy Level Entry 2 Bedroom Ranch Home, Hardwood Floors, Kitchen comes with Stove and Refrigerator and has a side entrance door to outside. Large Walkout Basement for storage Convenient location, Close to Shopping and Parkway. House needs TLC

15. 2026-03-31
    price $95,900 242-char remark

    Show marketing remark (242 chars)

    Cozy Level Entry 2 Bedroom Ranch Home, Hardwood Floors, Kitchen comes with Stove and Refrigerator and has a side entrance door to outside. Large Walkout Basement for storage Convenient location, Close to Shopping and Parkway. House needs TLC

16. 2026-02-27
    listed $104,900 Active 242-char remark

    Show marketing remark (242 chars)

    Cozy Level Entry 2 Bedroom Ranch Home, Hardwood Floors, Kitchen comes with Stove and Refrigerator and has a side entrance door to outside. Large Walkout Basement for storage Convenient location, Close to Shopping and Parkway. House needs TLC

17. 2004-10-25
    soldstatus $47,000
18. 1978-02-06
    soldstatus $27,500

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $2,605 · $217/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 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: $10,338
• − Mortgage interest: −$4,201
• − Property taxes: −$2,605
• − Insurance: −$375
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$2,182
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $630/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

+172.7% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $75,000 West Penn MLS
• 2026-03-31 Price Changed $95,900 West Penn MLS
• 2026-02-27 Listed $104,900 West Penn MLS
• 2004-10-25 Sold (Public Records) $47,000 Public Records
• 1978-02-06 Sold (Public Records) $27,500 Public Records

Property tax history

+1.5%/yr

Latest (2026): $2,605 · +0.0% YoY. Source: county tax records.