1040 Park Ave · East McKeesport, PA 15035

$110,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 8 Days on market

Built 1930 5,183 sqft lot Est $171k · 36% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming home featuring a covered front porch that welcomes you inside to a spacious and functional layout. The main level offers a formal living room and formal dining room, providing great spaces for everyday living and entertaining. The kitchen includes a door leading to a covered side porch, perfect for relaxing outdoors or enjoying morning coffee. A convenient first-floor bedroom adds flexibility for guests, a home office, or main-level living. Upstairs, you'll find a full bath and two generously sized bedrooms. One of the bedrooms was originally two separate bedrooms and could potentially be reconfigured if additional bedroom space is desired. The lower-level game room provides valuab

Key facts

• Covered front porch
• First-floor bedroom
• Formal dining room

Tags

• COVERED FRONT PORCH
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• FIRST-FLOOR BEDROOM
• FULL BATH
• LOWER-LEVEL GAME ROOM

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Lot dimensions approximately 55 x 101 x 52 x 101

Interior

• Kitchen: Dishwasher; Refrigerator; Stove; Some gas appliances
• Bedrooms: Bedroom (Upper) 10x10; Bedroom (Main) 11x11; Additional bedroom space noted in rooms
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Finished basement with walk-out access; Total of 7 rooms; Hardwood floors
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 70/100 on livability (#752 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $110k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $171,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Larimer Ave	0.13mi	3/2.0	1,100 (-4%)	4mo	$165,000	$150	84
1034 Park Ave	0.02mi	4/3.0 (+1)	1,236 (+8%)	0mo	$154,900	$125	77
300 Taylor St	0.30mi	3/1.5	1,120 (-3%)	5mo	$167,000	$149	75
498 Taylor	0.30mi	3/1.5	1,068 (-7%)	1mo	$220,000	$206	71
633 3rd St	0.46mi	3/1.5	1,072 (-7%)	2mo	$175,000	$163	64
519 Ocala St	0.27mi	4/1.0 (+1)	1,050 (-9%)	1mo	$120,000	$114	63
118 Delaware Ave	0.57mi	2/1.5 (-1)	1,120 (-3%)	4mo	$94,700	$85	58
320 Mystic Ave	0.54mi	3/1.5	1,050 (-9%)	4mo	$85,000	$81	55
1315 Greensburg Pike	0.41mi	3/1.0	980 (-15%)	2mo	$154,500	$158	50
321 Arlington Ave	0.69mi	3/1.0	1,232 (+7%)	4mo	$145,000	$118	48
313 Delaware Ave	0.69mi	2/1.0 (-1)	1,060 (-8%)	2mo	$125,000	$118	44
113 Lincoln Ave	0.67mi	2/2.0 (-1)	1,010 (-12%)	1mo	$231,000	$229	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-11,556
• Equity at exit: $16,401

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,916
• Equity at exit: $9,511

Cash invested: $30,800 (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 15035

• Home prices YoY: -1.4%
• Active inventory: 20
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$577
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $98

Break-even live

Break-even rent $983

Max offer price $110,000

Occupancy floor 86%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	17d	1	0.37mi
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	17d	1	0.37mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	14d	1	0.58mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	43d	1	0.71mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	14d	1	0.71mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	1d	10	0.83mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	43d	1	0.93mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	0.99mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	43d	1	1.29mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	43d	1	1.34mi

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 8 DOM
2. 2026-06-17
   days on market $110,000 Active 7 DOM
3. 2026-06-16
   days on market $110,000 Active 6 DOM
4. 2026-06-15
   days on market $110,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $110,000 Active 3 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: $1,851 · $154/mo
• Projected year-2 tax: $1,851 · $154/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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,290
• − Mortgage interest: −$6,162
• − Property taxes: −$1,851
• − Insurance: −$550
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,200
• Taxable loss: −$599
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,320/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — East McKeesport

• Score: 70/100
• State rank: #752
• US rank: #7504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East McKeesport, PA
• City population: 2,063
• Population (ZIP): 2,063

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: Predominantly White (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 6%
• Common ancestry: Romanian 20% Serbian 1% Slovak 1%
• Foreign-born: 0%

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: ▼ -3.52%
• Current HPI: 254.3099
• Rent YoY: —
• Metro: —
• 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

+266.7% since first listed

4 events — show timeline

• 2026-06-10 Listed $110,000 West Penn MLS
• 2005-02-25 Sold (Public Records) $52,500 Public Records
• 1989-03-13 Sold (Public Records) $30,000 Public Records
• 1986-11-07 Sold (Public Records) $30,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $1,851 · +0.0% YoY. Source: county tax records.