2509 Carson St · McKeesport, PA 15132

$60,000

3 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 202 Days on market

Built 1880 Fair condition 7,500 sqft lot $39/sqft · 50% 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 +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You can view the photos on Zillow is houses in a quiet neighborhood Big fenced in backyard three bedroom 1.5 this house currently has tenants that have been here for two years. This house is a great portfolio. The tenants pay 1500 a month. The attic is fully finished and can be turned into a fourth bedroom game room or man cave. furnace and hot water tank is two years old the roof is two years old. House has been sold sight, unseen.

Key facts

• Hot water tank
• Roof
• Fenced in backyard

Tags

• FENCED IN BACKYARD
• FULLY FINISHED ATTIC
• FOURTH BEDROOM
• GAME ROOM
• HOT WATER TANK
• ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: health & safety D, crime F, amenities 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: 177 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 82d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 44% 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $18k; list at $60k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.14% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.83%
• DSCR: 2.64
• GRM: 3.9

CMA / ARV

• ARV (median comp): $120,017
• List price: $60,000
• Delta: -50.01%
• 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
2616 Milburn St	0.13mi	2/1.0 (-1)	1,473 (-4%)	4mo	$115,000	$78	79
2716 Lafayette St	0.21mi	2/1.0 (-1)	1,468 (-4%)	4mo	$92,500	$63	74
406 35th	0.46mi	3/2.0	1,566 (+2%)	4mo	$150,000	$96	68
1411 Meadow St	0.58mi	3/1.0	1,478 (-4%)	1mo	$90,000	$61	66
2613 Cleveland St	0.20mi	2/1.0 (-1)	1,328 (-13%)	4mo	$49,000	$37	60
419 31st St	0.36mi	2/1.5 (-1)	1,381 (-10%)	4mo	$32,501	$24	56
1112 Oneil Blvd	0.70mi	3/1.5	1,610 (+5%)	1mo	$177,000	$110	56
305 Beckman Dr	0.64mi	4/2.5 (+1)	1,556 (+1%)	2mo	$265,000	$170	55
3326 Stewart St	0.51mi	3/1.5	1,354 (-12%)	2mo	$120,000	$89	53
306 Beckman Dr	0.61mi	3/1.5	1,354 (-12%)	1mo	$258,500	$191	49
401 28th St	0.49mi	2/2.0 (-1)	1,339 (-13%)	0mo	$58,000	$43	47
200 Marshall Dr	0.66mi	3/2.0	1,750 (+14%)	2mo	$242,000	$138	40

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: 32.7%
• Equity multiple: 2.38×
• Total profit: $23,190
• Equity at exit: $8,946

10-year hold

• IRR: 39.8%
• Equity multiple: 4.74×
• Total profit: $62,772
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 31 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $84,900 ($64/sqft)
• Median days on market: 74 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +21.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15132

• Home prices YoY: -32.9%
• Active inventory: 177
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$315
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $516

Break-even live

Break-even rent $631

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $550	-5% $533	+0% $516	+5% $499	+10% $482
Rent	-10% $414	-5% $465	+0% $516	+5% $566	+10% $617
Rate	-1.0pp $546	-0.5pp $531	base $516	+0.5pp $500	+1.0pp $484

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: $15,000
• Closing costs: $1,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	119d	1	0.16mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,295	$0.99	67d	1	0.39mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	92d	1	0.43mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	139d	1	0.54mi
429 25th St McKeesport, PA	3.0	1.0	1100	$1,200	$1.09	9d	1	0.57mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	119d	1	0.60mi
2503 Stewart St McKeesport, PA	3.0	1.0	1236	$997	$0.81	9d	1	0.78mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	139d	1	0.85mi
189 Oxford Dr McKeesport, PA	2.0	1.0	1134	$850	$0.75	4d	1	0.87mi
2810 Freeland St McKeesport, PA	3.0	1.0	1920	$1,299	$0.68	7d	1	0.93mi
1416 Ravine St McKeesport, PA	3.0	1.0	1400	$1,020	$0.73	4d	1	0.96mi
2937 Chester St McKeesport, PA	2.0	1.0	1128	$1,020	$0.90	4d	1	0.97mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	119d	1	1.05mi
1703 Bailie Ave McKeesport, PA	3.0	2.0	1980	$1,195	$0.60	9d	1	1.07mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,785	$1.92	0d	11	1.14mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$997	$0.71	82d	1	1.18mi
4719 3rd St Unit 2 McKeesport, PA	3.0	1.0	1200	$975	$0.81	139d	1	1.23mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	110d	1	1.25mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	92d	1	1.32mi
1701 Lincoln Way White Oak, PA	3.0	1.0	1250	$1,495	$1.20	0d	1	1.36mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	139d	1	1.39mi
1120 Jenny Lind St McKeesport, PA	2.0	1.0	2024	$900	$0.44	57d	1	1.44mi

Listing history 50 events

1. 2026-09-23
   days on market $60,000 Active 202 DOM
2. 2026-09-22
   days on market $60,000 Active 201 DOM
3. 2026-09-21
   days on market $60,000 Active 200 DOM
4. 2026-09-20
   days on market $60,000 Active 199 DOM
5. 2026-09-19
   days on market $60,000 Active 198 DOM
6. 2026-09-18
   days on market $60,000 Active 197 DOM
7. 2026-09-17
   days on market $60,000 Active 196 DOM
8. 2026-09-16
   days on market $60,000 Active 195 DOM
9. 2026-09-15
   days on market $60,000 Active 194 DOM
10. 2026-09-14
    days on market $60,000 Active 193 DOM
11. 2026-09-13
    days on market $60,000 Active 192 DOM
12. 2026-09-12
    days on market $60,000 Active 191 DOM
13. 2026-09-11
    days on market $60,000 Active 190 DOM
14. 2026-09-05
    days on market $60,000 Active 184 DOM
15. 2026-09-04
    days on market $60,000 Active 183 DOM
16. 2026-09-03
    days on market $60,000 Active 182 DOM
17. 2026-08-31
    days on market $60,000 Active 179 DOM
18. 2026-08-29
    days on market $60,000 Active 177 DOM
19. 2026-08-28
    days on market $60,000 Active 176 DOM
20. 2026-08-27
    days on market $60,000 Active 175 DOM
21. 2026-08-26
    days on market $60,000 Active 174 DOM
22. 2026-08-25
    days on market $60,000 Active 173 DOM
23. 2026-08-24
    days on market $60,000 Active 172 DOM
24. 2026-08-23
    days on market $60,000 Active 171 DOM
25. 2026-08-22
    days on market $60,000 Active 170 DOM
26. 2026-08-21
    days on market $60,000 Active 169 DOM
27. 2026-08-20
    days on market $60,000 Active 168 DOM
28. 2026-08-19
    days on market $60,000 Active 167 DOM
29. 2026-08-18
    days on market $60,000 Active 166 DOM
30. 2026-08-17
    days on market $60,000 Active 165 DOM
31. 2026-08-16
    days on market $60,000 Active 164 DOM
32. 2026-08-15
    days on market $60,000 Active 163 DOM
33. 2026-08-14
    days on market $60,000 Active 162 DOM
34. 2026-08-13
    days on market $60,000 Active 161 DOM
35. 2026-08-12
    days on market $60,000 Active 160 DOM
36. 2026-08-11
    days on market $60,000 Active 159 DOM
37. 2026-08-10
    days on market $60,000 Active 158 DOM
38. 2026-08-09
    days on market $60,000 Active 157 DOM
39. 2026-08-08
    days on market $60,000 Active 156 DOM
40. 2026-08-07
    days on market $60,000 Active 155 DOM
41. 2026-08-06
    days on market $60,000 Active 154 DOM
42. 2026-08-05
    days on market $60,000 Active 153 DOM
43. 2026-08-04
    days on market $60,000 Active 152 DOM
44. 2026-08-03
    days on market $60,000 Active 151 DOM
45. 2026-07-31
    days on market $60,000 Active 148 DOM
46. 2026-07-30
    days on market $60,000 Active 146 DOM
47. 2026-07-28
    days on market $60,000 Active 145 DOM
48. 2026-07-26
    days on market $60,000 Active 143 DOM
49. 2026-07-24
    days on market $60,000 Active 141 DOM
50. 2026-07-23
    days on market $60,000 Active 140 DOM

ⓘ 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: $1,911 · $159/mo
• Projected year-2 tax: $1,911 · $159/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: $15,411
• − Mortgage interest: −$3,361
• − Property taxes: −$1,911
• − Insurance: −$300
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,745
• Taxable income: $5,628
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $4,837/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $38,350–$69,030 screening

This home requires significant repairs and maintenance, including a new roof, exterior painting, and flooring replacement. However, it has tenants and is currently a great portfolio. Upgrades to the roof and exterior would significantly increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration, and the paint appears faded.
• Major flooring — The flooring in the interior appears to be carpeted and in poor condition.
• Major interior walls — The interior walls show signs of wear and discoloration.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and increase its value. ↑
• Both Exterior painting — Painting the exterior would improve the home's curb appeal and increase its value. ↑
• Both Flooring replacement — Replacing the carpeted flooring with a more durable and attractive option would improve the home's appearance and increase its value. ↑
• Both Interior painting — Painting the interior walls would improve the home's appearance and increase its value. ↑
• Both Landscaping — Landscaping the yard would improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Middle Founders Hall Middle Sch F PA #480/512 Nat'l #12,864/14,009 High Mckeesport Area Shs F PA #372/437 Nat'l #12,251/17,239

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

C Composite livability gradescore 66/100

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 · 1,250,282 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: 20% of renters

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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%

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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%

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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

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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

6 events — show timeline

• 2026-03-05 Listed $60,000 ForSaleByOwner.com
• 2015-01-14 Sold (Public Records) $18,500 Public Records
• 2015-01-12 Price Changed $18,500 West Penn MLS
• 2015-01-12 Sold (MLS) $18,500 West Penn MLS
• 2015-01-12 Price Changed $22,000 West Penn MLS
• 2014-04-16 Listed $22,000 West Penn MLS

Property tax history

+5.5%/yr

Latest (2026): $1,911 · +0.0% YoY. Source: county tax records.