1150 Morrelle Ave · East McKeesport, PA 15035

$20,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 118 Days on market

Built 1931 3,301 sqft lot $18/sqft · 70% below area ↓ 23% since listing

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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 +3.5/5.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This home features 2 bedrooms, 2 full bathrooms and a covered front porch. This property will require full renovation to pass occupancy inspection.

Key facts

• 3,301 sq ft lot
• Built 1931
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 46.4% vs local median 6.2% in East McKeesport — 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 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: 19 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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. 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?
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: 5.11% ✓
• Cap rate: 46.43%
• Cash-on-cash: 143.35%
• DSCR: 7.38
• GRM: 1.6

CMA / ARV

• ARV (median comp): $77,406
• List price: $20,000
• Delta: -74.16%
• 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
118 Delaware Ave	0.39mi	2/1.5	1,120 (+1%)	4mo	$94,700	$85	74
635 Larimer Ave	0.39mi	3/2.0 (+1)	1,100 (-0%)	4mo	$165,000	$150	69
113 Robin St	0.54mi	2/1.0	1,104 (0%)	7mo	$118,500	$107	68
313 Delaware Ave	0.54mi	2/1.0	1,060 (-4%)	2mo	$125,000	$118	67
1315 Greensburg Pike	0.16mi	3/1.0 (+1)	980 (-11%)	2mo	$154,500	$158	67
113 Lincoln Ave	0.41mi	2/2.0	1,010 (-8%)	1mo	$231,000	$229	62
300 Taylor St	0.59mi	3/1.5 (+1)	1,120 (+1%)	5mo	$167,000	$149	59
498 Taylor	0.60mi	3/1.5 (+1)	1,068 (-3%)	1mo	$220,000	$206	58
583 Helena St	0.62mi	3/1.0 (+1)	1,056 (-4%)	8mo	$135,000	$128	52
633 3rd St	0.74mi	3/1.5 (+1)	1,072 (-3%)	2mo	$175,000	$163	52
320 Mystic Ave	0.68mi	3/1.5 (+1)	1,050 (-5%)	4mo	$85,000	$81	50
321 Arlington Ave	0.57mi	3/1.0 (+1)	1,232 (+12%)	4mo	$145,000	$118	46

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: —
• Equity multiple: 8.03×
• Total profit: $39,382
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 16.93×
• Total profit: $89,221
• Equity at exit: $1,729

Cash invested: $5,600 (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: 19
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,022 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $669

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 30%

Sensitivity live

Price	-10% $683	-5% $676	+0% $669	+5% $662	+10% $655
Rent	-10% $588	-5% $629	+0% $669	+5% $709	+10% $750
Rate	-1.0pp $679	-0.5pp $674	base $669	+0.5pp $664	+1.0pp $659

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	4d	1	0.24mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	16d	1	0.40mi
450 Card Ave Unit 1 Wilmerding, PA	1.0	1.0	900	$700	$0.78	25d	1	0.48mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	18d	1	0.59mi
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	18d	1	0.59mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	3d	10	0.64mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	45d	1	0.72mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	16d	1	0.72mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	45d	1	1.03mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	18d	1	1.07mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	45d	1	1.11mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	45d	1	1.23mi

Listing history 15 events

1. 2026-06-21
   days on market $20,000 Active 118 DOM
2. 2026-06-18
   days on market $20,000 Active 115 DOM
3. 2026-06-17
   days on market $20,000 Active 114 DOM
4. 2026-06-16
   days on market $20,000 Active 113 DOM
5. 2026-06-15
   days on market $20,000 Active 112 DOM
6. 2026-06-13
   days on market $20,000 Active 110 DOM
7. 2026-06-09
   days on market $20,000 Active 106 DOM
8. 2026-06-08
   days on market $20,000 Active 105 DOM
9. 2026-06-07
   days on market $20,000 Active 104 DOM
10. 2026-06-03
    days on market $20,000 Active 100 DOM
11. 2026-06-02
    days on market $20,000 Active 99 DOM
12. 2026-06-01
    days on market $20,000 Active 98 DOM
13. 2026-05-31
    days on market $20,000 Active 97 DOM
14. 2026-02-23
    listed $20,000 Active 147-char remark

    Show marketing remark (147 chars)

    This home features 2 bedrooms, 2 full bathrooms and a covered front porch. This property will require full renovation to pass occupancy inspection.

15. 1981-04-01
    soldstatus $26,000

ⓘ 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 · 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: $12,261
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$582
• Taxable income: $8,197
• Est. tax owed @ 24.0%: −$1,967
• After-tax cash flow: $6,060/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

-23.1% since first listed

2 events — show timeline

• 2026-02-23 Listed $20,000 West Penn MLS
• 1981-04-01 Sold (Public Records) $26,000 Public Records

Property tax history

+6.2%/yr

Latest (2026): $1,752 · +92.8% YoY. Source: county tax records.