1008 Washington St · McKeesport, PA 15132

$115,000

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 37 Days on market

Built 1936 $82/sqft · at area comps Est $119k · at est.

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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 +25.6/30.0
• ARV discount +9.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• 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

Move in ready- Newly painted 3 bedroom brick 2 story. This house features a big living room with decorative fireplace and a formal dining room. The kitchen holds a breakfast nook which could be an offset office space. A large finished basement makes an awesome rec room for the family. Master bedroom has plenty of closet space with a deep walk in. Entertain 3 seasons of the year on the covered front porch or just relax on those nice warm nights. Access to the 1 car garage is thru the back ally which also features a parking pad and flat back yard leading to a small patio and entry to the kitchen. This lovely house is within walking distance to the McKeesport High School and public transportation.

Key facts

• Covered front porch
• Decorative fireplace
• Walk in closet space

Tags

• DECORATIVE FIREPLACE
• EXTENDED BREAKFAST NOOK
• LARGE BASEMENT
• WALK IN CLOSET SPACE
• COVERED FRONT PORCH
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% 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: 115 active listings in the ZIP; 21 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 43% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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 $48k; list at $115k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $118,919
• List price: $115,000
• Delta: -3.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 Sarah St	0.09mi	3/1.0	1,324 (-5%)	0mo	$129,900	$98	84
3830 Anderson Ave	0.18mi	2/1.0 (-1)	1,331 (-5%)	9mo	$45,000	$34	69
1002 Summit St	0.44mi	3/2.0	1,462 (+4%)	2mo	$157,000	$107	68
473 Mccully St	0.45mi	3/1.5	1,260 (-10%)	3mo	$206,000	$163	60
3206 Grover St	0.61mi	3/1.0	1,430 (+2%)	8mo	$30,000	$21	60
124 Park Way	0.70mi	3/1.0	1,411 (+1%)	9mo	$149,900	$106	57
3300 Stewart St	0.50mi	3/1.5	1,558 (+11%)	3mo	$60,000	$39	55
1310 Pirl St	0.57mi	3/1.0	1,270 (-9%)	7mo	$55,000	$43	50
1140 Franklin St	0.65mi	3/2.0	1,525 (+9%)	8mo	$140,000	$92	46
2220 Cronemeyer St	0.43mi	2/1.0 (-1)	1,568 (+12%)	8mo	$40,000	$26	46
1217 Scott St	0.68mi	4/1.0 (+1)	1,500 (+7%)	6mo	$55,000	$37	44
2104 Calvin St	0.70mi	2/2.0 (-1)	1,200 (-14%)	5mo	$110,000	$92	33

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,275
• Equity at exit: $17,147

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $21,203
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$603
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $273

Break-even live

Break-even rent $936

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $338	-5% $305	+0% $273	+5% $240	+10% $208
Rent	-10% $172	-5% $222	+0% $273	+5% $323	+10% $374
Rate	-1.0pp $331	-0.5pp $302	base $273	+0.5pp $243	+1.0pp $213

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	17d	1	0.36mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	13d	1	0.43mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	44d	1	0.46mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	24d	1	0.59mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	0.61mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	44d	1	0.67mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	44d	1	0.68mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	44d	1	0.77mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	24d	1	0.94mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	15d	1	1.10mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	44d	1	1.18mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	2d	1	1.22mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	44d	1	1.22mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	15d	1	1.28mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	13d	3	1.28mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	24d	1	1.29mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	1.33mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	8d	1	1.35mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	44d	1	1.37mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	24d	1	1.37mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	44d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $115,000 Active 37 DOM
2. 2026-06-18
   days on market $115,000 Active 34 DOM
3. 2026-06-17
   days on market $115,000 Active 33 DOM
4. 2026-06-16
   days on market $115,000 Active 32 DOM
5. 2026-06-15
   days on market $115,000 Active 31 DOM
6. 2026-06-13
   days on market $115,000 Active 29 DOM
7. 2026-06-13
   days on market $115,000 Active 28 DOM
8. 2026-06-09
   days on market $115,000 Active 25 DOM
9. 2026-06-08
   days on market $115,000 Active 24 DOM
10. 2026-06-07
    statusdays on market $115,000 Active 23 DOM
11. 2026-04-15
    listed $115,000 Active
12. 2016-07-20
    historical Expired 703-char remark

    Show marketing remark (703 chars)

    Move in ready- Newly painted 3 bedroom brick 2 story. This house features a big living room with decorative fireplace and a formal dining room. The kitchen holds a breakfast nook which could be an offset office space. A large finished basement makes an awesome rec room for the family. Master bedroom has plenty of closet space with a deep walk in. Entertain 3 seasons of the year on the covered front porch or just relax on those nice warm nights. Access to the 1 car garage is thru the back ally which also features a parking pad and flat back yard leading to a small patio and entry to the kitchen. This lovely house is within walking distance to the McKeesport High School and public transportation.

13. 2016-06-26
    price $75,000 703-char remark

    Show marketing remark (703 chars)

    Move in ready- Newly painted 3 bedroom brick 2 story. This house features a big living room with decorative fireplace and a formal dining room. The kitchen holds a breakfast nook which could be an offset office space. A large finished basement makes an awesome rec room for the family. Master bedroom has plenty of closet space with a deep walk in. Entertain 3 seasons of the year on the covered front porch or just relax on those nice warm nights. Access to the 1 car garage is thru the back ally which also features a parking pad and flat back yard leading to a small patio and entry to the kitchen. This lovely house is within walking distance to the McKeesport High School and public transportation.

14. 2016-05-06
    listed $79,000 Active 703-char remark

    Show marketing remark (703 chars)

    Move in ready- Newly painted 3 bedroom brick 2 story. This house features a big living room with decorative fireplace and a formal dining room. The kitchen holds a breakfast nook which could be an offset office space. A large finished basement makes an awesome rec room for the family. Master bedroom has plenty of closet space with a deep walk in. Entertain 3 seasons of the year on the covered front porch or just relax on those nice warm nights. Access to the 1 car garage is thru the back ally which also features a parking pad and flat back yard leading to a small patio and entry to the kitchen. This lovely house is within walking distance to the McKeesport High School and public transportation.

15. 1995-05-01
    soldstatus $48,500
16. 1995-05-01
    soldstatus $48,500
17. 1995-04-28
    soldstatus $48,500
18. 1995-01-25
    listed $49,900
19. 1978-07-03
    soldstatus $39,000

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,438 · $120/mo
• Expected delta: +$379/yr (+$32/mo · 35.8%)

ⓘ 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: $15,372
• − Mortgage interest: −$6,442
• − Property taxes: −$1,058
• − Insurance: −$575
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,345
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,916/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

+194.9% since first listed

9 events — show timeline

• 2026-04-15 Listed $115,000 West Penn MLS
• 2016-07-20 Delisted — West Penn MLS
• 2016-06-26 Price Changed $75,000 West Penn MLS
• 2016-05-06 Listed $79,000 West Penn MLS
• 1995-05-01 Sold (Public Records) $48,500 Public Records
• 1995-05-01 Sold (Public Records) $48,500 Public Records
• 1995-04-28 Sold (MLS) $48,500 West Penn MLS
• 1995-01-25 Listed $49,900 West Penn MLS
• 1978-07-03 Sold (Public Records) $39,000 Public Records

Property tax history

+0.6%/yr

Latest (2026): $1,058 · +0.0% YoY. Source: county tax records.