4604 3rd St · Versailles, PA 15132

$100,000

3 bd · 2.0 ba · — sqft · MultiFamily · 5 Days on market

Built 1920 Good condition 4,791 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 +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Whether building wealth through investment or offsetting a mortgage with rental income, this lovingly maintained duplex in Versailles presents an incredible opportunity. Ready for immediate occupancy, this money maker allows buyers to establish market rents from day 1 or create the ideal owner occupied arrangement. Rich in character and architectural detail, these Victorian units showcase the craftsmanship and personality that simply cannot be replicated today. The versatility is undeniable with options for income production, multi generational living, portfolio expansion, or restoration into a magnificent single family home. A welcoming foyer introduces the 1st floor unit where soaring cei

Key facts

• Tall windows
• Soaring ceilings
• Victorian units

Tags

• IMMEDIATE OCCUPANCY
• VICTORIAN UNITS
• SOARING CEILINGS
• TALL WINDOWS
• REMARKABLE PERIOD DETAILS
• BRAND NEW PLUSH CARPETING

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: On-street parking (total 4 spaces)
• Utilities: Electricity available; Natural gas available; Public water available; Sewer available
• Home design: Two-unit property
• Construction: Frame construction; Composition roof
• Exterior features: 50 x 100 lot; Residential zoning; On-street parking

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Each unit has one full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 77/100 on livability (#318 in PA, #2,831 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, health & safety D+, employment 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,342/mo this rent would consume 79% 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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.34% ✓
• Cap rate: 20.20%
• Cash-on-cash: 49.68%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

No comps found within radius.

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4420-4422 Walnut St	0.10mi	4/2.0 (+1)	—	3mo	$75,000	—	75
4616-4618 Penn Way	0.08mi	4/2.5 (+1)	—	15mo	$87,500	—	64
4424-4226 Walnut St	0.10mi	4/2.5 (+1)	—	18mo	$142,500	—	61
309-311 Grant St	0.09mi	4/2.0 (+1)	—	22mo	$105,550	—	60

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: 47.4%
• Equity multiple: 3.06×
• Total profit: $57,655
• Equity at exit: $14,910

10-year hold

• IRR: 53.0%
• Equity multiple: 6.19×
• Total profit: $145,408
• Equity at exit: $8,646

Cash invested: $28,000 (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: 114
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,159

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,228	-5% $1,194	+0% $1,159	+5% $1,125	+10% $1,090
Rent	-10% $974	-5% $1,067	+0% $1,159	+5% $1,252	+10% $1,344
Rate	-1.0pp $1,209	-0.5pp $1,185	base $1,159	+0.5pp $1,133	+1.0pp $1,107

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,342
Total (2 units)			$2,342

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	45d	1	0.09mi
4820 3rd St Unit 1 McKeesport, PA	2.0	1.0	—	$1,250	—	16d	1	0.17mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	45d	1	0.28mi
408 Chestnut St McKeesport, PA	4.0	1.5	—	$1,300	—	3d	1	0.39mi
913 Center St McKeesport, PA	1.0–2.0	1.0	900	$1,005	$1.12	3d	7	0.76mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	9d	1	0.91mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	45d	1	1.05mi
2621 Milburn St McKeesport, PA	3.0	1.0	—	$1,100	—	25d	1	1.13mi
2413 Milburn St McKeesport, PA	3.0	1.0	—	$1,135	—	9d	1	1.22mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	25d	1	1.24mi
2311 Grandview Ave McKeesport, PA	4.0	2.0	2550	$1,250	$0.49	18d	1	1.30mi
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	25d	1	1.34mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	1.42mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	3d	9	1.46mi
1300 Virginia Ave Apt 107 McKeesport, PA	2.0	1.0	900	$950	$1.06	45d	1	1.47mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	45d	1	1.48mi

Listing history 5 events

1. 2026-06-15
   statusdays on market $100,000 Pending 5 DOM
2. 2026-06-13
   days on market $100,000 Active 4 DOM
3. 2026-06-13
   days on market $100,000 Active 3 DOM
4. 2026-06-10
   remarks 699-char remark
5. 2026-06-10
   listed $100,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $28,104
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$2,909
• Taxable income: $13,097
• Est. tax owed @ 24.0%: −$3,143
• After-tax cash flow: $10,766/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, multi-family home in Versailles is ready for immediate occupancy and offers a great opportunity for investment. With minor updates to the kitchen and bathrooms, the home can be transformed into a move-in-ready property.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — basic and outdated
• Major kitchen appliances — outdated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both update bathroom fixtures — modernizing the bathrooms will appeal to both buyers and renters
• Both paint exterior — painting the exterior will improve curb appeal and increase the home's value
• Both replace carpeting — new flooring will improve the home's appearance and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · basic and outdated	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both update bathroom fixtures — modernizing the bathrooms will appeal to both buyers and renters ↑
• Both paint exterior — painting the exterior will improve curb appeal and increase the home's value ↑
• Both replace carpeting — new flooring will improve the home's appearance and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Versailles

• Score: 77/100
• State rank: #318
• US rank: #2831

Category grades

Amenities C- Commute A+ Cost of living A+ Crime A- Employment F Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Versailles, PA
• County: Allegheny County · 1,022,028 people
• 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

1 event — show timeline

• 2026-06-09 Listed $100,000 West Penn MLS