2241 Laketon Rd · Wilkinsburg, PA 15221

$10,000

3 bd · 1.5 ba · 2,086 sqft · SingleFamily public records · 267 Days on market

Built 1949 0.31 ac lot $5/sqft · 95% below area

---

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 +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brick house sits on a generous third of an acre lot, offering plenty of outdoor space and potential for future use. From what is understood, the home includes three bedrooms, one and a half baths @ over 2000 sqft and a connected garage. Please note: the property may have structural concerns, particularly near the garage and front entry. Out of an abundance of caution, access to the home is restricted — do not enter or trespass on the property prior to ownership. With its size, brick construction, and lot dimensions, this property provides an opportunity for vision and investment in a neighborhood where revitalization efforts continue to take shape.

Key facts

• Third of an acre lot
• Outdoor space
• Brick construction

Tags

• THIRD OF AN ACRE LOT
• OUTDOOR SPACE
• BRICK CONSTRUCTION

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$202,035) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 161.3% vs local median 11.3% in Wilkinsburg — 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 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/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 $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 1949 — 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: 17.23% ✓
• Cap rate: 161.30%
• Cash-on-cash: 553.60%
• DSCR: 25.63
• GRM: 0.5

CMA / ARV

• ARV (median comp): $202,035
• List price: $10,000
• Delta: -95.05%
• 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
125 Woodgate Rd	0.39mi	3/2.0	1,978 (-5%)	2mo	$172,000	$87	70
1067 Blackridge Dr	0.37mi	4/2.5 (+1)	2,148 (+3%)	0mo	$410,000	$191	69
1541 Graham Blvd	0.19mi	3/2.5	1,873 (-10%)	3mo	$280,000	$149	68
1870 Graham Blvd	0.23mi	4/2.0 (+1)	1,969 (-6%)	9mo	$128,500	$65	66
1730 Graham Blvd	0.16mi	2/2.0 (-1)	1,850 (-11%)	2mo	$120,000	$65	66
2340 Mcnary Blvd	0.35mi	4/3.0 (+1)	1,997 (-4%)	0mo	$316,500	$158	65
2509 Holly Dr	0.36mi	4/2.0 (+1)	2,256 (+8%)	1mo	$220,000	$98	62
9600 Frankstown Rd	0.59mi	4/2.5 (+1)	2,096 (+0%)	6mo	$176,000	$84	57
2415 Collins Rd	0.47mi	4/2.5 (+1)	1,926 (-8%)	1mo	$310,000	$161	56
1817 Montier St	0.60mi	4/2.0 (+1)	2,156 (+3%)	6mo	$30,000	$14	55
1050 Old Gate Rd	0.43mi	3/3.0	2,240 (+7%)	10mo	$230,000	$103	53
2511 Collins Rd	0.54mi	3/2.0	1,796 (-14%)	7mo	$213,000	$119	43

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 30.35×
• Total profit: $82,179
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 66.67×
• Total profit: $183,880
• Equity at exit: $865

Cash invested: $2,800 (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 →

ZIP-level market 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $1,292

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 20%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.42mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.71mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	43d	1	0.91mi
1148 East St Pittsburgh, PA	3.0	3.0	1738	$1,700	$0.98	43d	1	1.07mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	1.10mi
2525 Greensburg Pike #305 Pittsburgh, PA	2.0	3.0	2964	$2,975	$1.00	1d	1	1.12mi
1030 Ross Ave Pittsburgh, PA	4.0	3.5	2856	$2,200	$0.77	1d	1	1.30mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.34mi
515 Hill Ave Pittsburgh, PA	4.0	1.0	1628	$1,300	$0.80	43d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $10,000 Active 267 DOM
2. 2026-06-17
   days on market $10,000 Active 266 DOM
3. 2026-06-16
   days on market $10,000 Active 265 DOM
4. 2026-06-15
   days on market $10,000 Active 264 DOM
5. 2026-06-13
   days on market $10,000 Active 262 DOM
6. 2026-06-09
   days on market $10,000 Active 258 DOM
7. 2026-06-08
   days on market $10,000 Active 257 DOM
8. 2026-06-07
   days on market $10,000 Active 256 DOM
9. 2026-06-05
   days on market $10,000 Active 253 DOM
10. 2026-06-03
    days on market $10,000 Active 252 DOM
11. 2026-06-02
    days on market $10,000 Active 251 DOM
12. 2026-06-01
    days on market $10,000 Active 250 DOM
13. 2026-05-31
    days on market $10,000 Active 249 DOM
14. 2026-01-13
    price $10,000 667-char remark

    Show marketing remark (667 chars)

    This brick house sits on a generous third of an acre lot, offering plenty of outdoor space and potential for future use. From what is understood, the home includes three bedrooms, one and a half baths @ over 2000 sqft and a connected garage. Please note: the property may have structural concerns, particularly near the garage and front entry. Out of an abundance of caution, access to the home is restricted — do not enter or trespass on the property prior to ownership. With its size, brick construction, and lot dimensions, this property provides an opportunity for vision and investment in a neighborhood where revitalization efforts continue to take shape.

15. 2025-09-24
    listed $20,000 Active 667-char remark

    Show marketing remark (667 chars)

    This brick house sits on a generous third of an acre lot, offering plenty of outdoor space and potential for future use. From what is understood, the home includes three bedrooms, one and a half baths @ over 2000 sqft and a connected garage. Please note: the property may have structural concerns, particularly near the garage and front entry. Out of an abundance of caution, access to the home is restricted — do not enter or trespass on the property prior to ownership. With its size, brick construction, and lot dimensions, this property provides an opportunity for vision and investment in a neighborhood where revitalization efforts continue to take shape.

16. 1975-04-17
    soldstatus $28,250

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,671
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$291
• Taxable income: $16,312
• Est. tax owed @ 24.0%: −$3,915
• After-tax cash flow: $11,586/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

-64.6% since first listed

3 events — show timeline

• 2026-01-13 Price Changed $10,000 West Penn MLS
• 2025-09-24 Listed $20,000 West Penn MLS
• 1975-04-17 Sold (Public Records) $28,250 Public Records

Property tax history

-0.6%/yr

Latest (2026): $3,052 · +3.0% YoY. Source: county tax records.