2708 Garbett St · McKeesport, PA 15132

$15,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 155 Days on market

Built 1899 2,500 sqft lot $12/sqft · 68% below area ↓ 23% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Great opportunity to own a spacious, centrally located home with strong potential for improvement. The property offers a flexible layout ready for updates and customization. A large detached two-car garage provides excellent storage space or the option for a workshop, with no vehicle road access. Conveniently located near major routes and local amenities, this property is well suited for a buyer looking to renovate or invest.

Key facts

• Local amenities
• 2,500 sq ft lot
• Built 1899

Tags

• DETACHED TWO-CAR GARAGE
• EXCELLENT STORAGE SPACE
• OPTION FOR A WORKSHOP
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 72.8% vs local median 10.3% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% 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 $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $5k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $15k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.89% ✓
• Cap rate: 72.81%
• Cash-on-cash: 237.58%
• DSCR: 11.57
• GRM: 1.1

CMA / ARV

• ARV (median comp): $47,167
• List price: $15,000
• Delta: -68.20%
• 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
2817 Jenny Lind St	0.23mi	2/1.0	1,232 (-4%)	2mo	$51,033	$41	82
1310 Pirl St	0.18mi	3/1.0 (+1)	1,270 (-1%)	7mo	$55,000	$43	80
1256 Ravine St	0.38mi	3/1.5 (+1)	1,288 (+1%)	8mo	$85,000	$66	68
3021 Myer Blvd	0.41mi	3/1.0 (+1)	1,296 (+1%)	7mo	$118,000	$91	68
322 27th St	0.56mi	2/2.0	1,312 (+2%)	6mo	$52,800	$40	61
2510 Oak St	0.17mi	3/1.0 (+1)	1,088 (-15%)	6mo	$19,000	$17	57
1707 Grandview Ave	0.48mi	2/1.0	1,120 (-12%)	1mo	$110,000	$98	56
3206 Grover St	0.30mi	3/1.0 (+1)	1,430 (+12%)	8mo	$30,000	$21	55
419 31st St	0.68mi	2/1.5	1,381 (+8%)	1mo	$32,501	$24	52
2104 Calvin St	0.71mi	2/2.0	1,200 (-6%)	5mo	$110,000	$92	48
2405 Harrison St	0.72mi	3/2.5 (+1)	1,320 (+3%)	8mo	$21,000	$16	44
2716 Lafayette St	0.70mi	2/1.0	1,468 (+15%)	1mo	$92,500	$63	42

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: —
• Equity multiple: 13.03×
• Total profit: $50,547
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 27.73×
• Total profit: $112,282
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $832

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $842	-5% $837	+0% $832	+5% $826	+10% $821
Rent	-10% $738	-5% $785	+0% $832	+5% $878	+10% $925
Rate	-1.0pp $839	-0.5pp $835	base $832	+0.5pp $828	+1.0pp $824

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	24d	1	0.19mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	44d	1	0.20mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	17d	1	0.40mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	44d	1	0.49mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	44d	1	0.56mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	15d	1	0.58mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	0.63mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	0.64mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	0.87mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	0.87mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	44d	1	0.98mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	13d	1	1.08mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	44d	1	1.21mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	2d	1	1.25mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	44d	1	1.43mi

Listing history 21 events

1. 2026-06-21
   days on market $15,000 Active 155 DOM
2. 2026-06-18
   days on market $15,000 Active 152 DOM
3. 2026-06-17
   days on market $15,000 Active 151 DOM
4. 2026-06-16
   days on market $15,000 Active 150 DOM
5. 2026-06-15
   days on market $15,000 Active 149 DOM
6. 2026-06-13
   days on market $15,000 Active 147 DOM
7. 2026-06-13
   days on market $15,000 Active 146 DOM
8. 2026-06-09
   days on market $15,000 Active 143 DOM
9. 2026-06-08
   days on market $15,000 Active 142 DOM
10. 2026-06-07
    days on market $15,000 Active 141 DOM
11. 2026-06-03
    days on market $15,000 Active 137 DOM
12. 2026-06-02
    days on market $15,000 Active 136 DOM
13. 2026-06-01
    days on market $15,000 Active 135 DOM
14. 2026-05-31
    days on market $15,000 Active 134 DOM
15. 2026-04-07
    price $15,000 429-char remark

    Show marketing remark (429 chars)

    Great opportunity to own a spacious, centrally located home with strong potential for improvement. The property offers a flexible layout ready for updates and customization. A large detached two-car garage provides excellent storage space or the option for a workshop, with no vehicle road access. Conveniently located near major routes and local amenities, this property is well suited for a buyer looking to renovate or invest.

16. 2026-01-17
    listed $19,900 Active 429-char remark

    Show marketing remark (429 chars)

    Great opportunity to own a spacious, centrally located home with strong potential for improvement. The property offers a flexible layout ready for updates and customization. A large detached two-car garage provides excellent storage space or the option for a workshop, with no vehicle road access. Conveniently located near major routes and local amenities, this property is well suited for a buyer looking to renovate or invest.

17. 2025-02-12
    soldstatus $4,900 Closed 127-char remark

    Show marketing remark (127 chars)

    Great opportunity!! Spacious centrally located home with so much potential! Huge two car detached garage for exterior storage!!

18. 2025-01-23
    historical Contingent 127-char remark

    Show marketing remark (127 chars)

    Great opportunity!! Spacious centrally located home with so much potential! Huge two car detached garage for exterior storage!!

19. 2024-12-12
    listed $4,900 Active 127-char remark

    Show marketing remark (127 chars)

    Great opportunity!! Spacious centrally located home with so much potential! Huge two car detached garage for exterior storage!!

20. 2006-06-22
    soldstatus $17,000
21. 2006-01-10
    listed $19,500

ⓘ 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 · 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: $14,205
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$436
• Taxable income: $10,356
• Est. tax owed @ 24.0%: −$2,485
• After-tax cash flow: $7,493/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

-23.1% since first listed

7 events — show timeline

• 2026-04-07 Price Changed $15,000 West Penn MLS
• 2026-01-17 Listed $19,900 West Penn MLS
• 2025-02-12 Sold (MLS) $4,900 West Penn MLS
• 2025-01-23 Contingent — West Penn MLS
• 2024-12-12 Listed $4,900 West Penn MLS
• 2006-06-22 Sold (MLS) $17,000 West Penn MLS
• 2006-01-10 Listed $19,500 West Penn MLS

Property tax history

+24.6%/yr

Latest (2026): $824 · +0.0% YoY. Source: county tax records.