2119 Allison St · McKeesport, PA 15132

$39,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 18 Days on market

Built 1940 4,800 sqft lot $43/sqft · 59% below area

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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

Calling all Investors! This Handyman special is in need of some TLC. This house will make a great addition to a portfolio with minor cosmetic updates. This is an As-Is Sale, buyer is responsible for their own due diligence.

Key facts

• 4,800 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Construction: Frame construction; Asphalt roof
• Exterior features: Resale property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.5% 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).
• This rent runs 37% 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 $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,415 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.81% ✓
• Cap rate: 23.54%
• Cash-on-cash: 61.58%
• DSCR: 3.74
• GRM: 3.0

CMA / ARV

• ARV (median comp): $94,994
• List price: $39,000
• Delta: -58.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Barnsdale Ave	0.31mi	2/2.0	928 (+2%)	7mo	$45,500	$49	73
2619 Harrison St	0.27mi	2/1.0	955 (+5%)	8mo	$69,900	$73	73
2714 Kansas St	0.39mi	2/2.0	912 (0%)	11mo	$124,900	$137	69
2407 Harrison St	0.15mi	2/1.0	832 (-9%)	12mo	$58,000	$70	69
2620 Kansas St	0.34mi	2/1.0	972 (+7%)	8mo	$51,550	$53	67
2004 Orofino St	0.17mi	2/2.0	825 (-10%)	8mo	$130,500	$158	65
2116 Barnsdale Ave	0.28mi	2/1.5	1,008 (+10%)	4mo	$43,500	$43	64
2805 Riverview St	0.59mi	2/1.0	864 (-5%)	0mo	$65,000	$75	64
2720 Garbett St	0.70mi	3/2.0 (+1)	888 (-3%)	2mo	$30,000	$34	53
717 King St	0.44mi	3/1.5 (+1)	1,008 (+10%)	4mo	$135,000	$134	51
1211 Meadow St	0.58mi	3/1.0 (+1)	992 (+9%)	8mo	$56,915	$57	47
444 27th St	0.68mi	3/1.5 (+1)	812 (-11%)	9mo	$132,000	$163	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: 60.5%
• Equity multiple: 3.69×
• Total profit: $29,413
• Equity at exit: $5,815

10-year hold

• IRR: 65.2%
• Equity multiple: 7.57×
• Total profit: $71,732
• Equity at exit: $3,372

Cash invested: $10,920 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$205
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $560

Break-even live

Break-even rent $388

Max offer price $39,000

Occupancy floor 44%

Sensitivity live

Price	-10% $582	-5% $571	+0% $560	+5% $549	+10% $538
Rent	-10% $474	-5% $517	+0% $560	+5% $604	+10% $647
Rate	-1.0pp $580	-0.5pp $570	base $560	+0.5pp $550	+1.0pp $540

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	44d	1	0.18mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	17d	1	0.69mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	13d	1	0.76mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	44d	1	0.77mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	44d	1	0.92mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	2d	9	0.99mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	44d	1	1.14mi
505 Olympia Park Plz McKeesport, PA	1.0	1.0	800	$775	$0.97	24d	1	1.22mi
1827 California Ave Apt 2 Front Second Floor White Oak, PA	1.0	1.0	750	$900	$1.20	15d	1	1.27mi
913 Center St McKeesport, PA	1.0–2.0	1.0	900	$1,005	$1.12	2d	7	1.33mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	44d	1	1.42mi

Listing history 5 events

1. 2026-06-02
   statusdays on market $39,000 Pending 18 DOM
2. 2026-06-01
   days on market $39,000 Active 17 DOM
3. 2026-05-31
   days on market $39,000 Active 16 DOM
4. 2026-05-15
   listed $39,000 Active 223-char remark
5. 1984-01-04
   soldstatus $27,700

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,025 · $85/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 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,163
• − Mortgage interest: −$2,185
• − Property taxes: −$1,025
• − Insurance: −$195
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$1,135
• Taxable income: $6,518
• Est. tax owed @ 24.0%: −$1,564
• After-tax cash flow: $5,161/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

+40.8% since first listed

3 events — show timeline

• 2026-06-02 Pending — West Penn MLS
• 2026-05-15 Listed $39,000 West Penn MLS
• 1984-01-04 Sold (Public Records) $27,700 Public Records

Property tax history

+4.9%/yr

Latest (2026): $1,025 · +0.0% YoY. Source: county tax records.