309 36th St · McKeesport, PA 15132

$99,900

2 bd · 1.0 ba · 853 sqft · SingleFamily public records · 7 Days on market

Built 1952 4,517 sqft lot Est $85k · 17% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Stop looking. This is it. ONE STORY LIVING with 3 bedrooms & all appliances included. Beautiful level lot with backyard which lends itself to summer entertaining or just relax & enjoy the shade tree. Conveniently located to shopping & bus transportation. Don"t feel like cooking? Tillie's Restaurant is across the street. The detached grage with auto-door is an extra bonus.

Key facts

• Fully fenced-in yard
• Single-level living
• 4,517 sq ft lot

Tags

• SINGLE-LEVEL LIVING
• FULLY FENCED-IN YARD
• RECENTLY UPDATED HVAC SYSTEM
• DETACHED 1-CAR GARAGE
• UNPARALLELED WALKABILITY
• STEPS AWAY FROM PUBLIC TRANSIT

Property features AI

Exterior

• Parking: One on-site parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Frame construction; Composition roof; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Public transportation access nearby

Interior

• Kitchen: Main-level kitchen (approx. 11x9)
• Bedrooms: Three bedrooms on the main level (approx. 9x8, 10x9, 11x10)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas); Central electric air conditioning
• Interior features: Carpet and laminate flooring
• Laundry & utility: Main-level laundry room (approx. 9x6)

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 $21 ($252/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (0.5% below list).
• Recommended offer: $99k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 10.2% in McKeesport — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#1,089 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D, crime F.
• 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: 115 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 34% of the median local income ($35k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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 $31k; list at $100k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,423 (0.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.00% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $85,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Peterson St	0.20mi	2/2.0	870 (+2%)	4mo	$87,000	$100	80
407 Eden Park Blvd	0.08mi	2/1.0	768 (-10%)	6mo	$40,000	$52	75
2805 Riverview St	0.72mi	2/1.0	864 (+1%)	0mo	$65,000	$75	64
2714 Kansas St	0.40mi	2/2.0	912 (+7%)	11mo	$124,900	$137	57
2407 Harrison St	0.65mi	2/1.0	832 (-2%)	12mo	$58,000	$70	56
3413 Orchard Dr	0.63mi	2/1.0	910 (+7%)	6mo	$115,000	$126	54
444 27th St	0.56mi	3/1.5 (+1)	812 (-5%)	9mo	$132,000	$163	51
2620 Kansas St	0.46mi	2/1.0	972 (+14%)	8mo	$51,550	$53	49
2720 C St	0.72mi	3/1.0 (+1)	907 (+6%)	3mo	$115,000	$127	48
2619 Harrison St	0.54mi	2/1.0	955 (+12%)	8mo	$69,900	$73	48
3212 Monaca Dr	0.60mi	2/2.0	897 (+5%)	21mo	$48,000	$54	42
3001 Riverview St	0.71mi	3/1.0 (+1)	775 (-9%)	14mo	$87,000	$112	35

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-14,792
• Equity at exit: $14,895

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-10,914
• 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 15132

• Home prices YoY: -32.9%
• Active inventory: 115
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$524
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $21

Break-even live

Break-even rent $968

Max offer price $99,900

Occupancy floor 93%

Sensitivity live

Price	-10% $78	-5% $49	+0% $21	+5% $-7	+10% $-36
Rent	-10% $-58	-5% $-18	+0% $21	+5% $60	+10% $100
Rate	-1.0pp $71	-0.5pp $46	base $21	+0.5pp $-5	+1.0pp $-31

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	45d	1	0.36mi
505 Olympia Park Plz McKeesport, PA	1.0	1.0	800	$775	$0.97	25d	1	0.65mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	0.74mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	45d	1	0.81mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	45d	1	0.95mi
913 Center St McKeesport, PA	1.0–2.0	1.0	900	$1,005	$1.12	3d	7	1.07mi
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	25d	1	1.16mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	17d	1	1.25mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	3d	9	1.32mi
2860 Washington Blvd Unit 5 McKeesport, PA	1.0	1.0	600	$799	$1.33	25d	1	1.40mi
2860 Washington Blvd Unit 3 McKeesport, PA	1.0	1.0	600	$799	$1.33	45d	1	1.40mi

Listing history 6 events

1. 2026-06-21
   days on market $99,900 Active 7 DOM
2. 2026-06-18
   days on market $99,900 Active 4 DOM
3. 2026-06-17
   days on market $99,900 Active 3 DOM
4. 2026-06-16
   days on market $99,900 Active 2 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   listed $99,900 Active 1 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: $1,590 · $132/mo
• Projected year-2 tax: $1,590 · $132/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 10/10 Extreme FEMA zone X (shaded) · 99% 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: $11,931
• − Mortgage interest: −$5,596
• − Property taxes: −$1,590
• − Insurance: −$1,297
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,906
• Taxable loss: −$1,367
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $580/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 — McKeesport

• Score: 66/100
• State rank: #1089
• US rank: #12321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKeesport, PA
• County: Allegheny County · 1,022,028 people
• City population: 25,010
• 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

+270.0% since first listed

13 events — show timeline

• 2026-06-14 Listed $99,900 West Penn MLS
• 2015-09-01 Price Changed $31,000 West Penn MLS
• 2015-08-29 Sold (MLS) $31,000 West Penn MLS
• 2015-08-29 Price Changed $34,900 West Penn MLS
• 2015-08-17 Pending — West Penn MLS
• 2015-08-12 Listed $34,900 West Penn MLS
• 2009-03-04 Sold (Public Records) $35,000 Public Records
• 2009-03-02 Sold (MLS) $35,000 West Penn MLS
• 2009-03-02 Price Changed $39,900 West Penn MLS
• 2008-08-28 Listed $35,000 West Penn MLS
• 2002-05-24 Sold (MLS) $15,500 West Penn MLS
• 2002-03-08 Listed $15,500 West Penn MLS
• 1990-05-03 Sold (Public Records) $27,000 Public Records

Property tax history

+12.1%/yr

Latest (2026): $1,590 · +0.0% YoY. Source: county tax records.