300 Mccutcheon Ln · Wilkinsburg, PA 15235

$99,900

2 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 10 Days on market

Built 1930 0.31 ac lot Est $169k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid two story brick home located on a corner lot. Upstairs you will find both bedrooms along with the full bathroom. Full, unfinished basement for added storage space.

Key facts

• Off street parking
• Convenient access
• Spacious lot

Tags

• BRICK TWO STORY HOME
• SPACIOUS LOT
• FULL BASEMENT
• OFF STREET PARKING
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Off-street parking for 1 vehicle
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: 2-story home; Resale property; Brick and frame construction; Asphalt roof
• Construction: Brick and frame construction; Asphalt roof; Full basement with interior entry
• Exterior features: Lot approximately 0.307 acres

Interior

• Kitchen: Kitchen on main level (11x9); Dishwasher; Stove; Refrigerator; Some gas appliances
• Bedrooms: Upper-level bedrooms (two described; one 12x10, one 10x9); Lower-level bonus room
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Multi-pane windows with screens and window treatments; Stone fireplace (1)
• Laundry & utility: Washer; Dryer; Interior-entry full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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.
• Penn Hills SD (suburban): math 13% / reading 24% proficiency, ranked #496 of 539 in PA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.6%/yr); 131 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $21k; list at $100k implies a 369% 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 $99,900

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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $169,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Duffield Ave	0.56mi	2/1.5	1,350 (+6%)	2mo	$145,000	$107	60
139 Howard St	0.38mi	3/1.0 (+1)	1,160 (-9%)	5mo	$105,000	$91	58
121 Betty Jane Ct	0.56mi	3/1.0 (+1)	1,337 (+5%)	4mo	$187,500	$140	57
9611 Emerson St	0.38mi	3/1.0 (+1)	1,120 (-12%)	1mo	$75,000	$67	56
711 Gaywood Dr	0.72mi	3/1.5 (+1)	1,264 (-1%)	2mo	$242,000	$191	56
108 Lavern St	0.46mi	3/1.5 (+1)	1,176 (-8%)	4mo	$175,000	$149	56
2036 Sampson St	0.73mi	3/2.0 (+1)	1,218 (-4%)	1mo	$162,000	$133	49
3012 Crab Hollow Rd	0.56mi	3/2.0 (+1)	1,372 (+8%)	4mo	$131,000	$95	49
361 Orin St	0.54mi	3/1.0 (+1)	1,100 (-14%)	0mo	$125,500	$114	47
8250 Aber Rd	0.72mi	3/2.0 (+1)	1,364 (+7%)	1mo	$220,000	$161	45
101 Elias Dr	0.59mi	3/1.5 (+1)	1,144 (-10%)	5mo	$165,000	$144	44
162 Conestoga Rd	0.54mi	3/2.0 (+1)	1,435 (+13%)	4mo	$185,500	$129	41

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 · 7.63% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.55×
• Total profit: $15,308
• Equity at exit: $14,895

10-year hold

• IRR: 25.4%
• Equity multiple: 3.74×
• Total profit: $76,746
• Equity at exit: $8,638

Cash invested: $27,972 (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 15235

• Home prices YoY: -34.1%
• Rents YoY: 7.6%
• Active inventory: 131
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$524
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $383

Break-even live

Break-even rent $956

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $440	-5% $411	+0% $383	+5% $355	+10% $327
Rent	-10% $269	-5% $326	+0% $383	+5% $440	+10% $497
Rate	-1.0pp $434	-0.5pp $409	base $383	+0.5pp $357	+1.0pp $331

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	24d	1	0.13mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	44d	1	0.49mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	18d	1	0.58mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	15d	1	0.63mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	13d	1	0.64mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	44d	1	0.66mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	3d	1	0.71mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	2d	1	0.75mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	8d	1	0.75mi
716 Southern Ave Penn Hills, PA	1.0	1.0	999	$950	$0.95	15d	1	0.80mi
716 Southern Ave Unit B Penn Hills Township, PA	1.0	1.0	999	$950	$0.95	44d	1	0.80mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	8d	2	0.84mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	15d	1	0.89mi
251 Selvin Dr Verona, PA	3.0	1.0	1320	$1,295	$0.98	4d	1	0.90mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	24d	1	0.96mi
1526 Edwards St Verona, PA	3.0	1.0	1296	$1,730	$1.33	44d	1	0.97mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	44d	1	0.98mi
273 Bramble St Verona, PA	3.0	1.5	1076	$1,720	$1.60	5d	1	0.98mi
8075 Chaske St Verona, PA	3.0	1.5	1092	$1,425	$1.30	8d	1	1.01mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	24d	1	1.08mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	15d	1	1.11mi
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	44d	1	1.25mi
1426 Homestead Rd Unit 3 Verona, PA	3.0	1.0	1000	$1,499	$1.50	13d	1	1.26mi
11843 Joan Dr Pittsburgh, PA	3.0	1.0	1144	$1,500	$1.31	5d	1	1.32mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	8d	1	1.44mi

Listing history 7 events

1. 2026-06-08
   statusdays on market $99,900 Pending 10 DOM
2. 2026-06-07
   days on market $99,900 Active 9 DOM
3. 2026-06-05
   days on market $99,900 Active 6 DOM
4. 2026-06-03
   days on market $99,900 Active 5 DOM
5. 2026-06-02
   days on market $99,900 Active 4 DOM
6. 2026-06-01
   days on market $99,900 Active 3 DOM
7. 2026-05-31
   days on market $99,900 Active 2 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: $2,280 · $190/mo
• Projected year-2 tax: $2,280 · $190/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 3/10 Moderate 5 d/yr ≥96°F today · 12 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: $17,297
• − Mortgage interest: −$5,596
• − Property taxes: −$2,280
• − Insurance: −$500
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$2,906
• Taxable income: $3,248
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $3,819/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: Penn Hills SD
• NCES district ID: 4218590
• Math proficiency: 13% ▼ -6.00%
• Reading proficiency: 24% ▼ -14.00%
• Median HH income: $47,794
• Composite: 16.42/100
• National rank: #9192
• State rank: #496 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

• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 33,951
• Household income: $67,240
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 955.0

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 0.58)
• Race & ethnicity: White 51% Black 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Serbian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -121.68%
• Current HPI: 235.4861
• Rent YoY: ▲ 7.63%
• 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

+193.8% since first listed

16 events — show timeline

• 2026-05-29 Listed $99,900 West Penn MLS
• 2023-12-20 Delisted — West Penn MLS
• 2023-11-27 Price Changed $79,900 West Penn MLS
• 2023-11-07 Price Changed $84,900 West Penn MLS
• 2023-10-25 Price Changed $89,900 West Penn MLS
• 2023-10-04 Price Changed $94,900 West Penn MLS
• 2023-09-06 Listed $99,900 West Penn MLS
• 2017-10-06 Sold (MLS) $21,300 West Penn MLS
• 2017-09-12 Pending — West Penn MLS
• 2017-09-08 Contingent — West Penn MLS
• 2017-08-14 Listed $19,000 West Penn MLS
• 2003-08-12 Sold (Public Records) $43,000 Public Records
• 2003-07-29 Sold (MLS) $43,000 West Penn MLS
• 2003-04-11 Listed $47,900 West Penn MLS
• 1998-01-21 Sold (Public Records) $45,000 Public Records
• 1988-05-23 Sold (Public Records) $34,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $2,280 · +0.0% YoY. Source: county tax records.