1740 Wesley St · Wilkinsburg, PA 15221

$14,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 59 Days on market

Built 1920 2,626 sqft lot $10/sqft · 85% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – High Upside Opportunity This property is not for the faint of heart—it requires significant work, but the potential payoff makes it well worth the effort. Whether you’re looking for a fix-and-hold or a cash-out strategy, this is a strong value-add opportunity. Roll up your sleeves and take on the project yourself, or bring in a contractor—either way, there is sufficient margin to make this a worthwhile investment. A great opportunity for experienced investors looking to maximize returns.

Key facts

• 2,626 sq ft lot
• Built 1920
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $14k (3.0% below list) — sets the bar for market timing.
• Cap rate 103.6% vs local median 11.3% in Wilkinsburg — 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 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/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 $97 of loan paydown is wiped out by about $420 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 11.14% ✓
• Cap rate: 103.58%
• Cash-on-cash: 347.44%
• DSCR: 16.46
• GRM: 0.7

CMA / ARV

• ARV (median comp): $91,034
• List price: $14,000
• Delta: -84.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2072 Boggs Ave	0.43mi	3/1.5	1,324 (-6%)	1mo	$83,000	$63	68
42 Barton Dr	0.53mi	3/1.5	1,365 (-3%)	5mo	$257,000	$188	64
1054 Osage Dr	0.71mi	3/1.5	1,413 (+0%)	0mo	$195,000	$138	64
1117 James St	0.34mi	3/2.0	1,512 (+7%)	6mo	$147,325	$97	63
1019 Maple St	0.43mi	3/1.5	1,268 (-10%)	1mo	$23,000	$18	61
1137 Jackson St	0.32mi	3/3.0	1,488 (+6%)	8mo	$240,000	$161	60
1410 Traymore Ave	0.67mi	3/2.5	1,408 (0%)	10mo	$219,000	$156	54
2339 Collins Rd	0.72mi	3/2.0	1,468 (+4%)	3mo	$257,000	$175	53
2233 Laketon Rd	0.64mi	3/1.0	1,536 (+9%)	4mo	$25,000	$16	52
520 Princeton Blvd	0.63mi	3/1.0	1,268 (-10%)	6mo	$28,000	$22	49
2318 Collins Rd	0.72mi	3/2.0	1,260 (-10%)	7mo	$220,000	$175	39
1462 Elm St	0.75mi	3/1.0	1,232 (-12%)	10mo	$157,000	$127	36

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 19.22×
• Total profit: $71,403
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 42.08×
• Total profit: $161,035
• Equity at exit: $1,210

Cash invested: $3,920 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $1,135

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 22%

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	0.07mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	44d	1	0.24mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.32mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	44d	1	0.32mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	44d	1	0.42mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	0.43mi
1148 East St Pittsburgh, PA	3.0	3.0	1738	$1,700	$0.98	44d	1	0.43mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	0.73mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	3d	15	0.79mi
515 Hill Ave Pittsburgh, PA	4.0	1.0	1628	$1,300	$0.80	44d	1	0.90mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	1.02mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	44d	1	1.04mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	44d	1	1.07mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	3d	1	1.10mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	1.11mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	3d	3	1.13mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	1.17mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	1.22mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	1.22mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	24d	1	1.26mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	24d	1	1.31mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	16d	1	1.32mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	1.35mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	44d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $14,000 Active 59 DOM
2. 2026-06-17
   days on market $14,000 Active 58 DOM
3. 2026-06-16
   statusdays on market $14,000 Active 57 DOM
4. 2026-06-15
   price $14,000 Contingent 56 DOM
5. 2026-06-15
   days on market $4,500 Contingent 56 DOM
6. 2026-06-13
   days on market $4,500 Contingent 54 DOM
7. 2026-06-09
   days on market $4,500 Contingent 50 DOM
8. 2026-06-08
   days on market $4,500 Contingent 49 DOM
9. 2026-06-07
   days on market $4,500 Contingent 48 DOM
10. 2026-06-05
    days on market $4,500 Contingent 45 DOM
11. 2026-06-03
    days on market $4,500 Contingent 44 DOM
12. 2026-06-02
    days on market $4,500 Contingent 43 DOM
13. 2026-06-01
    days on market $4,500 Contingent 42 DOM
14. 2026-05-31
    days on market $4,500 Contingent 41 DOM
15. 2026-05-05
    historical Contingent 536-char remark

    Show marketing remark (536 chars)

    Investor Special – High Upside Opportunity This property is not for the faint of heart—it requires significant work, but the potential payoff makes it well worth the effort. Whether you’re looking for a fix-and-hold or a cash-out strategy, this is a strong value-add opportunity. Roll up your sleeves and take on the project yourself, or bring in a contractor—either way, there is sufficient margin to make this a worthwhile investment. A great opportunity for experienced investors looking to maximize returns.

16. 2026-04-19
    listed $4,500 Active 536-char remark

    Show marketing remark (536 chars)

    Investor Special – High Upside Opportunity This property is not for the faint of heart—it requires significant work, but the potential payoff makes it well worth the effort. Whether you’re looking for a fix-and-hold or a cash-out strategy, this is a strong value-add opportunity. Roll up your sleeves and take on the project yourself, or bring in a contractor—either way, there is sufficient margin to make this a worthwhile investment. A great opportunity for experienced investors looking to maximize returns.

17. 1989-05-18
    soldstatus $12,800
18. 1975-06-30
    soldstatus $15,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,710
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$407
• Taxable income: $14,245
• Est. tax owed @ 24.0%: −$3,419
• After-tax cash flow: $10,201/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

-71.7% since first listed

4 events — show timeline

• 2026-05-05 Contingent — West Penn MLS
• 2026-04-19 Listed $4,500 West Penn MLS
• 1989-05-18 Sold (Public Records) $12,800 Public Records
• 1975-06-30 Sold (Public Records) $15,900 Public Records

Property tax history

-0.6%/yr

Latest (2026): $1,081 · +414.9% YoY. Source: county tax records.