2902 Garbett St · McKeesport, PA 15132

$50,000

4 bd · 4.0 ba · 2,550 sqft · MultiFamily public records · 7 Days on market

Built 1910 5,227 sqft lot

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

3 story home with off street parking

Key facts

• Beautiful fireplaces
• 5,227 sq ft lot
• Built 1910

Tags

• POTENTIAL FOR A 4TH BONUS UNIT
• PLUMBING REPAIRS COMPLETED
• EQUIPPED WHITE KITCHENS
• BEAUTIFUL FIREPLACES

Property features AI

Finance

• Financial info: Assessed value listed; Annual tax listed; Actual rent noted for one unit: $300 plus utilities (gas & electric); Vacancy allowance rate provided
• HOA & community: Public transportation nearby

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Multi-unit property with 4 total units (3 units in community)
• Construction: Brick construction; Composition roof
• Exterior features: Lot roughly 50 x 102 feet; Zoned residential

Interior

• Bedrooms: Two 2-bedroom units; Two 1-bedroom units
• Bathrooms: One unit with 3 bathrooms (2 full, 1 half); Two units each with 2 bathrooms (1 full, 1 half); Other unit configurations include single full bathrooms as noted above
• Interior features: Walk-up basement access

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Cap rate 51.1% vs local median 10.2% in 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 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,872/mo this rent would consume 97% of the median local household income ($35k/yr) (locally 1239% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.74% ✓
• Cap rate: 51.08%
• Cash-on-cash: 159.95%
• DSCR: 8.12
• GRM: 1.5

CMA / ARV

• ARV (median comp): $335,492
• List price: $50,000
• Delta: -85.10%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.92×
• Total profit: $110,830
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 18.85×
• Total profit: $249,871
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,872 high
• Mortgage (P&I): −$262
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $1,866

Break-even live

Break-even rent $510

Max offer price $50,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,894	-5% $1,880	+0% $1,866	+5% $1,852	+10% $1,838
Rent	-10% $1,639	-5% $1,753	+0% $1,866	+5% $1,980	+10% $2,093
Rate	-1.0pp $1,891	-0.5pp $1,879	base $1,866	+0.5pp $1,853	+1.0pp $1,840

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,871
Total (3 units)			$2,872

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Grandview Ave McKeesport, PA	4.0	2.0	2550	$1,250	$0.49	18d	1	0.55mi

Listing history 5 events

1. 2026-05-05
   status Pending 986-char remark
2. 2026-04-28
   listed $50,000 Active 986-char remark
3. 2017-04-26
   historical Expired 36-char remark

   Show marketing remark (36 chars)

   3 story home with off street parking

4. 2016-10-10
   listed $57,000 Active 36-char remark

   Show marketing remark (36 chars)

   3 story home with off street parking

5. 1994-01-05
   soldstatus $18,300

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $1,437 · $120/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,464
• − Mortgage interest: −$2,801
• − Property taxes: −$1,437
• − Insurance: −$250
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − Depreciation: −$1,455
• Taxable income: $23,008
• Est. tax owed @ 24.0%: −$5,522
• After-tax cash flow: $16,872/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

+145.9% since first listed

6 events — show timeline

• 2026-06-03 Sold (MLS) $45,000 West Penn MLS
• 2026-05-05 Pending — West Penn MLS
• 2026-04-28 Listed $50,000 West Penn MLS
• 2017-04-26 Delisted — West Penn MLS
• 2016-10-10 Listed $57,000 West Penn MLS
• 1994-01-05 Sold (Public Records) $18,300 Public Records

Property tax history

+6.2%/yr

Latest (2026): $1,437 · +0.0% YoY. Source: county tax records.