1421 Meadow St · McKeesport, PA 15132

$84,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 328 Days on market

Built 1939 3,920 sqft lot $92/sqft · 123% above area

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Why this score? — see what drove the C+ 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Nice move-in ready, brick cape cod with a small backyard and detached garage! 2 bedrooms, 1 bathroom with decorative fireplace and formal dining room.

Key facts

• Decorative fireplace
• Formal dining room
• Brick cape cod

Tags

• BRICK CAPE COD
• DECORATIVE FIREPLACE
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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: $75k (12.0% below list) — sets the bar for market timing.

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: 113 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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 1939 — 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. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $50,737
• List price: $84,900
• Delta: 67.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Riverview St	0.38mi	2/1.0	864 (-6%)	0mo	$65,000	$75	71
1211 Meadow St	0.10mi	3/1.0 (+1)	992 (+7%)	8mo	$56,915	$57	71
2720 Garbett St	0.26mi	3/2.0 (+1)	888 (-4%)	2mo	$30,000	$34	71
2120 Dalton St	0.54mi	2/1.0	928 (+0%)	12mo	$64,900	$70	64
2101 Barnsdale Ave	0.60mi	2/2.0	928 (+0%)	6mo	$45,500	$49	62
2619 Harrison St	0.68mi	2/1.0	955 (+3%)	8mo	$69,900	$73	56
2620 Kansas St	0.63mi	2/1.0	972 (+5%)	8mo	$51,550	$53	56
2714 Kansas St	0.69mi	2/2.0	912 (-1%)	11mo	$124,900	$137	53
2004 Orofino St	0.41mi	2/2.0	825 (-11%)	8mo	$130,500	$158	52
2116 Barnsdale Ave	0.60mi	2/1.5	1,008 (+9%)	4mo	$43,500	$43	51
2407 Harrison St	0.56mi	2/1.0	832 (-10%)	12mo	$58,000	$70	47
444 27th St	0.58mi	3/1.5 (+1)	812 (-12%)	9mo	$132,000	$163	38

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $451
• Equity at exit: $12,659

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $18,748
• 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 15132

• Home prices YoY: -32.9%
• Active inventory: 113
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$445
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $223

Break-even live

Break-even rent $754

Max offer price $84,900

Occupancy floor 73%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	0.22mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	44d	1	0.33mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	44d	1	0.74mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	12d	1	0.77mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	44d	1	0.83mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	44d	1	0.92mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	12d	3	1.11mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	1.11mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	14d	1	1.11mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	44d	1	1.42mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	14d	1	1.46mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	1d	9	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $84,900 Active 328 DOM
2. 2026-06-17
   days on market $84,900 Active 327 DOM
3. 2026-06-16
   days on market $84,900 Active 326 DOM
4. 2026-06-15
   days on market $84,900 Active 325 DOM
5. 2026-06-13
   days on market $84,900 Active 323 DOM
6. 2026-06-13
   days on market $84,900 Active 322 DOM
7. 2026-06-09
   days on market $84,900 Active 319 DOM
8. 2026-06-08
   days on market $84,900 Active 318 DOM
9. 2026-06-07
   days on market $84,900 Active 317 DOM
10. 2026-06-03
    days on market $84,900 Active 313 DOM
11. 2026-06-02
    days on market $84,900 Active 312 DOM
12. 2026-06-01
    days on market $84,900 Active 311 DOM
13. 2026-05-31
    days on market $84,900 Active 310 DOM
14. 2026-02-24
    price $84,900 150-char remark

    Show marketing remark (150 chars)

    Nice move-in ready, brick cape cod with a small backyard and detached garage! 2 bedrooms, 1 bathroom with decorative fireplace and formal dining room.

15. 2025-08-12
    price $85,000 150-char remark

    Show marketing remark (150 chars)

    Nice move-in ready, brick cape cod with a small backyard and detached garage! 2 bedrooms, 1 bathroom with decorative fireplace and formal dining room.

16. 2025-07-25
    listed $100,000 Active 150-char remark

    Show marketing remark (150 chars)

    Nice move-in ready, brick cape cod with a small backyard and detached garage! 2 bedrooms, 1 bathroom with decorative fireplace and formal dining room.

17. 2025-07-05
    historical $1,195
18. 2025-06-04
    listed $1,195
19. 2025-03-22
    historical $1,195
20. 2025-01-01
    listed $1,195
21. 2025-01-01
    historical $1,195
22. 2025-01-01
    listed $1,195
23. 2008-11-03
    soldstatus $157,000
24. 2006-04-28
    soldstatus $27,000 157-char remark

    Show marketing remark (157 chars)

    GREAT STARTER or Investment. .. NICE Hardwood Floors - Super Corner Lot - Move In Condition - Minor Exterior Work needed. .. TAXES & Lot size APPX -

25. 2006-04-19
    soldstatus $27,000
26. 2005-12-02
    listed $33,900 157-char remark

    Show marketing remark (157 chars)

    GREAT STARTER or Investment. .. NICE Hardwood Floors - Super Corner Lot - Move In Condition - Minor Exterior Work needed. .. TAXES & Lot size APPX -

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,379 · $115/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: $12,430
• − Mortgage interest: −$4,756
• − Property taxes: −$1,379
• − Insurance: −$424
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$2,470
• Taxable income: $1,412
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,334/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

+150.4% since first listed

13 events — show timeline

• 2026-02-24 Price Changed $84,900 West Penn MLS
• 2025-08-12 Price Changed $85,000 West Penn MLS
• 2025-07-25 Listed $100,000 West Penn MLS
• 2025-07-05 Rental Removed $1,195 APPFOLIO
• 2025-06-04 Listed for Rent $1,195 APPFOLIO
• 2025-03-22 Rental Removed $1,195 APPFOLIO
• 2025-01-01 Listed for Rent $1,195 APPFOLIO
• 2025-01-01 Rental Removed $1,195 SHOWMOJO
• 2025-01-01 Listed for Rent $1,195 SHOWMOJO
• 2008-11-03 Sold (Public Records) $157,000 Public Records
• 2006-04-28 Sold (MLS) $27,000 West Penn MLS
• 2006-04-19 Sold (Public Records) $27,000 Public Records
• 2005-12-02 Listed $33,900 West Penn MLS

Property tax history

+6.2%/yr

Latest (2026): $1,379 · +0.0% YoY. Source: county tax records.