4513 2nd St · Versailles, PA 15132

$119,900

4 bd · 1.5 ba · 2,366 sqft · SingleFamily public records · 167 Days on market

Built 1900 10,031 sqft lot $51/sqft · 30% below area Est $171k · 30% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• 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

Largest home in Versailles Boro over 2300 sq ft! Looking for a winter project to restore this home to its original beauty Or to your Specifications! Home can be a one family home or Multi Family! 4 Bedrooms, 3 Full Baths, Off Street Parking, High Ceilings, Eat in Kitchen, Spacious Rooms, Attic Space For Storage Or additional Rooms, Covered, Large Porch Area, Efficency Apartment on Main Level W/ Full Bathroom, Lots of Potential and Possibilities Here!!

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#318 in PA, #2,831 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, health & safety D+, schools D-.
• 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $1,440/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 1239% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $120k implies a 585% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1900 — 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. 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: 1.20% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.20%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (median comp): $170,888
• List price: $119,900
• Delta: -29.84%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5015 Walnut St	0.32mi	4/2.0	2,034 (-14%)	8mo	$35,000	$17	53
879 Center St	0.63mi	5/2.0 (+1)	2,272 (-4%)	15mo	$125,000	$55	44

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,067
• Equity at exit: $17,877

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $33,755
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $369

Break-even live

Break-even rent $973

Max offer price $119,900

Occupancy floor 69%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Grandview Ave McKeesport, PA	4.0	2.0	2550	$1,250	$0.49	17d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $119,900 Active 167 DOM
2. 2026-06-17
   days on market $119,900 Active 166 DOM
3. 2026-06-16
   days on market $119,900 Active 165 DOM
4. 2026-06-15
   days on market $119,900 Active 164 DOM
5. 2026-06-13
   days on market $119,900 Active 162 DOM
6. 2026-06-13
   days on market $119,900 Active 161 DOM
7. 2026-06-09
   days on market $119,900 Active 158 DOM
8. 2026-06-08
   days on market $119,900 Active 157 DOM
9. 2026-06-07
   remarks 466-char remark
10. 2026-06-07
    days on market $119,900 Active 156 DOM
11. 2026-06-03
    days on market $119,900 Active 152 DOM
12. 2026-06-02
    days on market $119,900 Active 151 DOM
13. 2026-06-01
    days on market $119,900 Active 150 DOM
14. 2026-05-31
    days on market $119,900 Active 149 DOM
15. 2026-02-24
    price $119,900 457-char remark

    Show marketing remark (457 chars)

    Largest home in Versailles Boro over 2300 sq ft! Looking for a winter project to restore this home to its original beauty Or to your Specifications! Home can be a one family home or Multi Family! 4 Bedrooms, 3 Full Baths, Off Street Parking, High Ceilings, Eat in Kitchen, Spacious Rooms, Attic Space For Storage Or additional Rooms, Covered, Large Porch Area, Efficency Apartment on Main Level W/ Full Bathroom, Lots of Potential and Possibilities Here!!

16. 2025-12-27
    listed $139,900 Active 457-char remark

    Show marketing remark (457 chars)

    Largest home in Versailles Boro over 2300 sq ft! Looking for a winter project to restore this home to its original beauty Or to your Specifications! Home can be a one family home or Multi Family! 4 Bedrooms, 3 Full Baths, Off Street Parking, High Ceilings, Eat in Kitchen, Spacious Rooms, Attic Space For Storage Or additional Rooms, Covered, Large Porch Area, Efficency Apartment on Main Level W/ Full Bathroom, Lots of Potential and Possibilities Here!!

17. 1974-10-04
    soldstatus $17,500

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$409/yr (+$34/mo · 38.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,279
• − Mortgage interest: −$6,716
• − Property taxes: −$1,076
• − Insurance: −$600
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,488
• Taxable income: $2,635
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,798/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 — Versailles

• Score: 77/100
• State rank: #318
• US rank: #2831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Versailles, PA
• County: Allegheny County · 1,022,028 people
• 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

+585.1% since first listed

3 events — show timeline

• 2026-02-24 Price Changed $119,900 West Penn MLS
• 2025-12-27 Listed $139,900 West Penn MLS
• 1974-10-04 Sold (Public Records) $17,500 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,076 · +0.0% YoY. Source: county tax records.