437 Desota St · East McKeesport, PA 15035

$84,900

3 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 77 Days on market

Built 1930 3,898 sqft lot $66/sqft · 25% below area Est $113k · 25% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

3BR/1.5BA colonial with real character — decorative fireplace, arched doorways, updated LVP floors on the main level, enclosed front porch, and a deep fenced rear yard with alley parking. Roof, siding, and windows updated. Sold as-is, priced accordingly.

Key facts

• Decorative fireplace
• Arched doorways
• Updated lvp floors

Tags

• DECORATIVE FIREPLACE
• ARCHED DOORWAYS
• UPDATED LVP FLOORS
• ENCLOSED FRONT PORCH
• DEEP FENCED REAR YARD
• ALLEY PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% 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: 20 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $26k; list at $85k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (median comp): $112,568
• List price: $84,900
• Delta: -24.58%
• 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
1034 Park Ave	0.19mi	4/3.0 (+1)	1,236 (-4%)	0mo	$154,900	$125	74
518 Glenn St	0.29mi	3/1.0	1,216 (-5%)	8mo	$110,000	$90	69
47 Central Ave	0.60mi	3/1.0	1,292 (+1%)	1mo	$194,500	$151	68
821 Clara St	0.41mi	3/2.0	1,346 (+5%)	5mo	$162,000	$120	67
801 Broadway Ave	0.12mi	3/1.0	1,144 (-11%)	10mo	$92,000	$80	66
526 3rd St	0.35mi	3/2.5	1,358 (+6%)	8mo	$185,000	$136	64
303 3rd St	0.28mi	2/1.0 (-1)	1,378 (+7%)	8mo	$125,000	$91	61
438 Miami St	0.26mi	3/1.0	1,437 (+12%)	7mo	$115,000	$80	60
635 Larimer Ave	0.33mi	3/2.0	1,100 (-14%)	4mo	$165,000	$150	56
300 Taylor St	0.46mi	3/1.5	1,120 (-13%)	5mo	$167,000	$149	53
118 Delaware Ave	0.69mi	2/1.5 (-1)	1,120 (-13%)	4mo	$94,700	$85	38
876 Sylvan Ave	0.69mi	4/2.5 (+1)	1,455 (+13%)	4mo	$199,900	$137	34

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $6,928
• Equity at exit: $12,659

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $32,667
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$445
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $325

Break-even live

Break-even rent $707

Max offer price $84,900

Occupancy floor 66%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.27mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	17d	1	0.27mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	14d	1	0.72mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	1d	10	0.73mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	43d	1	0.77mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	0.79mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	43d	1	1.17mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	43d	1	1.30mi

Listing history 25 events

1. 2026-06-18
   days on market $84,900 Active 77 DOM
2. 2026-06-17
   days on market $84,900 Active 76 DOM
3. 2026-06-16
   days on market $84,900 Active 75 DOM
4. 2026-06-15
   days on market $84,900 Active 74 DOM
5. 2026-06-13
   days on market $84,900 Active 72 DOM
6. 2026-06-09
   days on market $84,900 Active 68 DOM
7. 2026-06-08
   days on market $84,900 Active 67 DOM
8. 2026-06-07
   pricedays on market $84,900 Active 66 DOM
9. 2026-06-03
   days on market $88,000 Active 62 DOM
10. 2026-06-02
    days on market $88,000 Active 61 DOM
11. 2026-06-01
    days on market $88,000 Active 60 DOM
12. 2026-05-31
    days on market $88,000 Active 59 DOM
13. 2026-04-02
    listed $88,000 Active 260-char remark

    Show marketing remark (260 chars)

    3BR/1.5BA colonial with real character — decorative fireplace, arched doorways, updated LVP floors on the main level, enclosed front porch, and a deep fenced rear yard with alley parking. Roof, siding, and windows updated. Sold as-is, priced accordingly.

14. 2025-06-13
    price $83,000 323-char remark

    Show marketing remark (323 chars)

    Two Bedroom, And Office In Bedroom, Possible 3 Bedroom Home, 1 Full Hall Bath, Spacious Enclosed Front and Rear Porches, Separate Living Room W. Decorative Fireplace, Dining Room, Galley Kitchen, Leading Out to Mud Room, Rear Back Yard Partially Fenced, Behind Fencing Is One Off Street Parking Spot, Newer Roof And Windows

15. 2025-02-05
    listed $85,000 Active 323-char remark

    Show marketing remark (323 chars)

    Two Bedroom, And Office In Bedroom, Possible 3 Bedroom Home, 1 Full Hall Bath, Spacious Enclosed Front and Rear Porches, Separate Living Room W. Decorative Fireplace, Dining Room, Galley Kitchen, Leading Out to Mud Room, Rear Back Yard Partially Fenced, Behind Fencing Is One Off Street Parking Spot, Newer Roof And Windows

16. 2024-10-31
    price $70,007
17. 2024-10-31
    status Active
18. 2024-10-22
    status Pending
19. 2024-10-01
    price $75,007
20. 2024-08-20
    listed $85,007 Active
21. 2023-02-08
    status Active
22. 2023-01-27
    historical Contingent
23. 2022-09-01
    listed $60,000 Active
24. 2013-05-30
    listed $39,500
25. 1987-12-17
    soldstatus $25,900

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$202/yr (+$17/mo · 21.6%)

ⓘ 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: $13,420
• − Mortgage interest: −$4,756
• − Property taxes: −$937
• − Insurance: −$424
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,470
• Taxable income: $2,686
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,253/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

+239.8% since first listed

13 events — show timeline

• 2026-04-02 Listed $88,000 West Penn MLS
• 2025-06-13 Price Changed $83,000 West Penn MLS
• 2025-02-05 Listed $85,000 West Penn MLS
• 2024-10-31 Price Changed $70,007 West Penn MLS
• 2024-10-31 Relisted — West Penn MLS
• 2024-10-22 Pending — West Penn MLS
• 2024-10-01 Price Changed $75,007 West Penn MLS
• 2024-08-20 Listed $85,007 West Penn MLS
• 2023-02-08 Relisted — West Penn MLS
• 2023-01-27 Contingent — West Penn MLS
• 2022-09-01 Listed $60,000 West Penn MLS
• 2013-05-30 Listed $39,500 West Penn MLS
• 1987-12-17 Sold (Public Records) $25,900 Public Records

Property tax history

+1.5%/yr

Latest (2026): $937 · +0.0% YoY. Source: county tax records.