435 Pacific St · McKeesport, PA 15132

$29,900

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 60 Days on market

Built 1900 2,400 sqft lot $29/sqft · 47% below area Est $56k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Recently Occupied Rental Unit. This low maintenance 2 bedroom can be your next cash cow with minimal cosmetic work, or a perfect starter home! A new boiler was recently installed, property has been winterized. Sold as-is, buyer to verify condition.

Key facts

• 2,400 sq ft lot
• Built 1900
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.2% 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: 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; 13 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).
• This rent runs 39% 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 $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.84% ✓
• Cap rate: 33.23%
• Cash-on-cash: 96.21%
• DSCR: 5.28
• GRM: 2.2

CMA / ARV

• ARV (median comp): $56,129
• List price: $29,900
• Delta: -46.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Pacific St	0.00mi	2/1.0	1,024 (0%)	1mo	$24,000	$23	99
502 Archer St	0.19mi	2/1.0	1,024 (0%)	5mo	$53,000	$52	87
418 Arctic St	0.13mi	3/1.0 (+1)	1,032 (+1%)	7mo	$90,000	$87	82
505 Manning Ave	0.26mi	2/2.0	1,072 (+5%)	3mo	$168,000	$157	74
411 Archer St	0.19mi	3/1.0 (+1)	1,120 (+9%)	12mo	$65,139	$58	61
1375 Washington Blvd	0.68mi	2/1.0	945 (-8%)	2mo	$93,500	$99	53
1008 Upston St	0.50mi	2/1.0	888 (-13%)	10mo	$42,000	$47	46
1023 Bellair Rd	0.74mi	3/2.0 (+1)	1,085 (+6%)	10mo	$165,000	$152	38
11 Raymond St	0.56mi	3/1.0 (+1)	920 (-10%)	23mo	$67,250	$73	33
2622 Glenny Ln	0.70mi	3/1.5 (+1)	1,144 (+12%)	12mo	$199,973	$175	31
207 Dersam St	0.71mi	3/1.0 (+1)	875 (-15%)	14mo	$80,000	$91	26

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: 88.9%
• Equity multiple: 5.11×
• Total profit: $34,436
• Equity at exit: $4,458

10-year hold

• IRR: 91.9%
• Equity multiple: 10.65×
• Total profit: $80,758
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$157
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$12
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $616

Break-even live

Break-even rent $368

Max offer price $29,900

Occupancy floor 41%

Sensitivity live

Price	-10% $633	-5% $624	+0% $616	+5% $607	+10% $599
Rent	-10% $525	-5% $570	+0% $616	+5% $661	+10% $706
Rate	-1.0pp $631	-0.5pp $623	base $616	+0.5pp $608	+1.0pp $600

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 4th St Dravosburg, PA	2.0	1.0	1250	$1,350	$1.08	24d	1	0.71mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	0.94mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	44d	1	0.94mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	0.94mi
308 Marie St Glassport, PA	2.0	1.0	850	$925	$1.09	18d	1	1.03mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	44d	1	1.04mi
3101 Homestead Duquesne Rd West Mifflin, PA	2.0	1.0	924	$900	$0.97	44d	1	1.04mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	1.18mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	5d	1	1.24mi
1704 Anna Ave West Mifflin, PA	2.0	1.5	1160	$1,395	$1.20	24d	1	1.27mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	2d	1	1.27mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	44d	1	1.41mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	15d	1	1.48mi

Listing history 7 events

1. 2026-04-29
   price $29,900 250-char remark

   Show marketing remark (250 chars)

   Recently Occupied Rental Unit. This low maintenance 2 bedroom can be your next cash cow with minimal cosmetic work, or a perfect starter home! A new boiler was recently installed, property has been winterized. Sold as-is, buyer to verify condition.

2. 2026-04-19
   price $33,900 250-char remark

   Show marketing remark (250 chars)

   Recently Occupied Rental Unit. This low maintenance 2 bedroom can be your next cash cow with minimal cosmetic work, or a perfect starter home! A new boiler was recently installed, property has been winterized. Sold as-is, buyer to verify condition.

3. 2026-04-14
   status Active 250-char remark

   Show marketing remark (250 chars)

   Recently Occupied Rental Unit. This low maintenance 2 bedroom can be your next cash cow with minimal cosmetic work, or a perfect starter home! A new boiler was recently installed, property has been winterized. Sold as-is, buyer to verify condition.

4. 2026-03-31
   historical Contingent 250-char remark

   Show marketing remark (250 chars)

   Recently Occupied Rental Unit. This low maintenance 2 bedroom can be your next cash cow with minimal cosmetic work, or a perfect starter home! A new boiler was recently installed, property has been winterized. Sold as-is, buyer to verify condition.

5. 2026-03-20
   listed $34,900 Active 250-char remark

   Show marketing remark (250 chars)

   Recently Occupied Rental Unit. This low maintenance 2 bedroom can be your next cash cow with minimal cosmetic work, or a perfect starter home! A new boiler was recently installed, property has been winterized. Sold as-is, buyer to verify condition.

6. 2019-09-04
   soldstatus $22,500
7. 2017-08-16
   soldstatus $12,000

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $795 · $66/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,773
• − Mortgage interest: −$1,675
• − Property taxes: −$795
• − Insurance: −$816
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$870
• Taxable income: $7,413
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $5,609/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

+149.2% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $29,900 West Penn MLS
• 2026-04-19 Price Changed $33,900 West Penn MLS
• 2026-04-14 Relisted — West Penn MLS
• 2026-03-31 Contingent — West Penn MLS
• 2026-03-20 Listed $34,900 West Penn MLS
• 2019-09-04 Sold (Public Records) $22,500 Public Records
• 2017-08-16 Sold (Public Records) $12,000 Public Records

Property tax history

+22.3%/yr

Latest (2026): $795 · +0.0% YoY. Source: county tax records.