120 Greydon Ave · McKees Rocks, PA 15136

$99,000

2 bd · 1.0 ba · 1,518 sqft · Townhouse public records · 64 Days on market

Built 1900 3,001 sqft lot $65/sqft · 21% below area Est $125k · 21% 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 120 Greydon Street in McKees Rocks—just 10 minutes from Downtown Pittsburgh, with a bus stop right on the corner and shopping within walking distance for ultimate convenience. Currently tenant-occupied, this property offers a great opportunity for both investors looking for immediate rental income and owner-occupants planning ahead. Though attached like a condo, the home lives like a single-family residence—offering space, comfort, and a practical layout. Inside, you’ll find durable laminate flooring throughout the entry, living room, dining area, and kitchen, along with cozy carpeting in the bedrooms. Upstairs features two generously sized bedrooms with ample closet space, plus a third captive bedroom that works well as a home office, nursery, or guest space. Enjoy your morning coffee on the front porch, or unwind in the backyard with space for entertaining or relaxing around a fire pit. The basement includes washer and dryer hookups, and the rear alley provides the option for off-street parking. Convenient, income-producing, and full of potential—this is a smart addition to any portfolio or a great future home in an accessible location.

Key facts

• Ample closet space
• Fire pit
• Backyard space

Tags

• DURABLE LAMINATE FLOORING
• AMPLE CLOSET SPACE
• HOME OFFICE
• BACKYARD SPACE
• FIRE PIT
• WASHER AND DRYER HOOKUPS

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$125,227) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#143 in PA, #1,154 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, employment F.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $99k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (median comp): $125,227
• List price: $99,000
• Delta: -20.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.40×
• Total profit: $11,037
• Equity at exit: $14,761

10-year hold

• IRR: 22.8%
• Equity multiple: 3.46×
• Total profit: $68,179
• Equity at exit: $8,560

Cash invested: $27,720 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$519
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $311

Break-even live

Break-even rent $969

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $367	-5% $339	+0% $311	+5% $283	+10% $255
Rent	-10% $203	-5% $257	+0% $311	+5% $365	+10% $419
Rate	-1.0pp $361	-0.5pp $336	base $311	+0.5pp $285	+1.0pp $259

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Singer Ave Mc Kees Rocks, PA	3.0	2.0	1728	$1,700	$0.98	44d	1	0.26mi
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	24d	1	0.27mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	24d	1	0.27mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	44d	1	0.46mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	24d	1	0.47mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	24d	1	0.53mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	24d	1	0.56mi
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	2d	1	0.61mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	44d	1	0.64mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	20d	1	0.66mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	22d	1	0.66mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	21d	1	0.68mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	24d	1	0.68mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	44d	1	0.82mi
10 Highland Dr Mc Kees Rocks, PA	2.0	1.0	1188	$1,300	$1.09	44d	1	1.37mi
29 E Prospect Ave Unit 2 Pittsburgh, PA	3.0	1.0	1200	$1,100	$0.92	44d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 64 DOM
2. 2026-06-17
   days on market $99,000 Active 63 DOM
3. 2026-06-16
   days on market $99,000 Active 62 DOM
4. 2026-06-15
   days on market $99,000 Active 61 DOM
5. 2026-06-13
   days on market $99,000 Active 59 DOM
6. 2026-06-09
   days on market $99,000 Active 55 DOM
7. 2026-06-08
   days on market $99,000 Active 54 DOM
8. 2026-06-07
   days on market $99,000 Active 53 DOM
9. 2026-06-05
   days on market $99,000 Active 50 DOM
10. 2026-06-03
    days on market $99,000 Active 49 DOM
11. 2026-06-02
    days on market $99,000 Active 48 DOM
12. 2026-06-01
    days on market $99,000 Active 47 DOM
13. 2026-05-31
    days on market $99,000 Active 46 DOM
14. 2026-05-06
    status Active 1191-char remark

    Show marketing remark (1191 chars)

    Welcome to 120 Greydon Street in McKees Rocks—just 10 minutes from Downtown Pittsburgh, with a bus stop right on the corner and shopping within walking distance for ultimate convenience. Currently tenant-occupied, this property offers a great opportunity for both investors looking for immediate rental income and owner-occupants planning ahead. Though attached like a condo, the home lives like a single-family residence—offering space, comfort, and a practical layout. Inside, you’ll find durable laminate flooring throughout the entry, living room, dining area, and kitchen, along with cozy carpeting in the bedrooms. Upstairs features two generously sized bedrooms with ample closet space, plus a third captive bedroom that works well as a home office, nursery, or guest space. Enjoy your morning coffee on the front porch, or unwind in the backyard with space for entertaining or relaxing around a fire pit. The basement includes washer and dryer hookups, and the rear alley provides the option for off-street parking. Convenient, income-producing, and full of potential—this is a smart addition to any portfolio or a great future home in an accessible location.

15. 2026-05-06
    price $99,000 1191-char remark

    Show marketing remark (1191 chars)

    Welcome to 120 Greydon Street in McKees Rocks—just 10 minutes from Downtown Pittsburgh, with a bus stop right on the corner and shopping within walking distance for ultimate convenience. Currently tenant-occupied, this property offers a great opportunity for both investors looking for immediate rental income and owner-occupants planning ahead. Though attached like a condo, the home lives like a single-family residence—offering space, comfort, and a practical layout. Inside, you’ll find durable laminate flooring throughout the entry, living room, dining area, and kitchen, along with cozy carpeting in the bedrooms. Upstairs features two generously sized bedrooms with ample closet space, plus a third captive bedroom that works well as a home office, nursery, or guest space. Enjoy your morning coffee on the front porch, or unwind in the backyard with space for entertaining or relaxing around a fire pit. The basement includes washer and dryer hookups, and the rear alley provides the option for off-street parking. Convenient, income-producing, and full of potential—this is a smart addition to any portfolio or a great future home in an accessible location.

16. 2026-04-30
    historical Contingent 1191-char remark

    Show marketing remark (1191 chars)

    Welcome to 120 Greydon Street in McKees Rocks—just 10 minutes from Downtown Pittsburgh, with a bus stop right on the corner and shopping within walking distance for ultimate convenience. Currently tenant-occupied, this property offers a great opportunity for both investors looking for immediate rental income and owner-occupants planning ahead. Though attached like a condo, the home lives like a single-family residence—offering space, comfort, and a practical layout. Inside, you’ll find durable laminate flooring throughout the entry, living room, dining area, and kitchen, along with cozy carpeting in the bedrooms. Upstairs features two generously sized bedrooms with ample closet space, plus a third captive bedroom that works well as a home office, nursery, or guest space. Enjoy your morning coffee on the front porch, or unwind in the backyard with space for entertaining or relaxing around a fire pit. The basement includes washer and dryer hookups, and the rear alley provides the option for off-street parking. Convenient, income-producing, and full of potential—this is a smart addition to any portfolio or a great future home in an accessible location.

17. 2026-04-15
    listed $110,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    Welcome to 120 Greydon Street in McKees Rocks—just 10 minutes from Downtown Pittsburgh, with a bus stop right on the corner and shopping within walking distance for ultimate convenience. Currently tenant-occupied, this property offers a great opportunity for both investors looking for immediate rental income and owner-occupants planning ahead. Though attached like a condo, the home lives like a single-family residence—offering space, comfort, and a practical layout. Inside, you’ll find durable laminate flooring throughout the entry, living room, dining area, and kitchen, along with cozy carpeting in the bedrooms. Upstairs features two generously sized bedrooms with ample closet space, plus a third captive bedroom that works well as a home office, nursery, or guest space. Enjoy your morning coffee on the front porch, or unwind in the backyard with space for entertaining or relaxing around a fire pit. The basement includes washer and dryer hookups, and the rear alley provides the option for off-street parking. Convenient, income-producing, and full of potential—this is a smart addition to any portfolio or a great future home in an accessible location.

18. 2025-10-13
    price $112,000 747-char remark

    Show marketing remark (747 chars)

    Welcome to 120 Greydon in McKees Rocks, just 10 minutes from Downtown Pittsburgh, with a bus stop on the corner and shopping within walking distance. Though attached like a condo, it offers the feel of a single-family residence. The home has been well maintained with laminate flooring in the entry, living, dining, and kitchen, and cozy carpeting in the bedrooms. Two generously sized bedrooms provide ample closet space. Enjoy morning coffee on the front porch, or relax with friends and family in the backyard around a fire pit. The basement includes hookups for washer and dryer, and the rear alley offers the option of off-street parking. Convenient, and move-in ready—this home combines comfort with accessibility. 3rd Bedroom Captive.

19. 2025-08-17
    listed $116,000 Active 747-char remark

    Show marketing remark (747 chars)

    Welcome to 120 Greydon in McKees Rocks, just 10 minutes from Downtown Pittsburgh, with a bus stop on the corner and shopping within walking distance. Though attached like a condo, it offers the feel of a single-family residence. The home has been well maintained with laminate flooring in the entry, living, dining, and kitchen, and cozy carpeting in the bedrooms. Two generously sized bedrooms provide ample closet space. Enjoy morning coffee on the front porch, or relax with friends and family in the backyard around a fire pit. The basement includes hookups for washer and dryer, and the rear alley offers the option of off-street parking. Convenient, and move-in ready—this home combines comfort with accessibility. 3rd Bedroom Captive.

20. 2005-12-07
    soldstatus $28,000

ⓘ 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: $1,795 · $150/mo
• Projected year-2 tax: $1,795 · $150/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,352
• − Mortgage interest: −$5,546
• − Property taxes: −$1,795
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,880
• Taxable income: $2,354
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $3,167/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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — McKees Rocks

• Score: 82/100
• State rank: #143
• US rank: #1154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKees Rocks, PA
• County: Allegheny County · 1,022,028 people
• City population: 22,623
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

+253.6% since first listed

7 events — show timeline

• 2026-05-06 Relisted — West Penn MLS
• 2026-05-06 Price Changed $99,000 West Penn MLS
• 2026-04-30 Contingent — West Penn MLS
• 2026-04-15 Listed $110,000 West Penn MLS
• 2025-10-13 Price Changed $112,000 West Penn MLS
• 2025-08-17 Listed $116,000 West Penn MLS
• 2005-12-07 Sold (Public Records) $28,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,795 · +4.1% YoY. Source: county tax records.