1605 Union Ave · McKeesport, PA 15132

$47,000

2 bd · 1.0 ba · 1,898 sqft · SingleFamily public records · 32 Days on market

Built 1940 3,449 sqft lot Est $42k · 13% over

---

Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1605 Union Ave in McKeesport! This 2-story frame home offers solid potential for investors or buyers looking to add value. Featuring a classic front porch, the property provides a welcoming exterior and space to relax. Inside, the home is ready for updates and improvements to bring it back to its full potential. The layout offers functional living space with room for customization. A backyard provides additional outdoor space for recreation or landscaping. Conveniently located near local amenities, shopping, and major roadways. Property is being sold as-is. Great opportunity to renovate and make it shine! Equal Housing Opportunity. Sale subject to appraisal. Lead-B

Key facts

• Front porch
• Major roadways
• Backyard

Tags

• FRONT PORCH
• FUNCTIONAL LIVING SPACE
• BACKYARD
• LOCAL AMENITIES
• MAJOR ROADWAYS

Property features AI

Finance

• Financial info: Assessed value approximately $40,200; Annual property tax around $1,063

Exterior

• Home design: Two-story frame construction; Resale property
• Construction: Frame construction; Asphalt roof; Built prior to current listing (year not specified)
• Exterior features: Small lot (approximately 0.08 acres)

Interior

• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood flooring; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $1,344/mo this rent would consume 46% 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 $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $47k implies a 488% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1940 — 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. 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: 2.86% ✓
• Cap rate: 24.35%
• Cash-on-cash: 64.47%
• DSCR: 3.87
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $41,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 Coursin St	0.10mi	3/2.0 (+1)	1,874 (-1%)	6mo	$55,000	$29	79
1517 Beaver St	0.12mi	3/1.5 (+1)	1,815 (-4%)	6mo	$38,000	$21	75
1703 Bailie Ave	0.06mi	3/2.0 (+1)	1,980 (+4%)	22mo	$13,500	$7	63
2810 Jenny Lind St	0.69mi	3/1.0 (+1)	1,852 (-2%)	6mo	$19,900	$11	54
1315 Packer St	0.40mi	3/1.0 (+1)	1,653 (-13%)	6mo	$15,000	$9	50
1300 Pirl St	0.62mi	3/2.0 (+1)	1,800 (-5%)	7mo	$13,250	$7	48
323 24th St	0.62mi	3/1.0 (+1)	1,764 (-7%)	8mo	$134,900	$76	47
2811 Grover Ave	0.59mi	3/1.5 (+1)	1,741 (-8%)	17mo	$11,000	$6	37
2714 Jenny Lind St	0.65mi	3/1.0 (+1)	1,654 (-13%)	12mo	$46,400	$28	33
2000 Eaton St	0.69mi	3/1.5 (+1)	2,039 (+7%)	19mo	$175,000	$86	32
2713 Jenny Lind St	0.64mi	3/1.5 (+1)	2,064 (+9%)	22mo	$45,000	$22	31
2815 Morlock St	0.75mi	3/1.5 (+1)	1,675 (-12%)	23mo	$149,900	$89	19

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: 63.6%
• Equity multiple: 3.85×
• Total profit: $37,455
• Equity at exit: $7,008

10-year hold

• IRR: 68.1%
• Equity multiple: 7.90×
• Total profit: $90,759
• Equity at exit: $4,064

Cash invested: $13,160 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$246
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $707

Break-even live

Break-even rent $449

Max offer price $47,000

Occupancy floor 42%

Sensitivity live

Price	-10% $734	-5% $720	+0% $707	+5% $694	+10% $680
Rent	-10% $601	-5% $654	+0% $707	+5% $760	+10% $813
Rate	-1.0pp $731	-0.5pp $719	base $707	+0.5pp $695	+1.0pp $682

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	15d	1	0.15mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	25d	1	0.26mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	45d	1	0.44mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	25d	1	0.66mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	1.14mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	45d	1	1.16mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	45d	1	1.21mi

Listing history 16 events

1. 2026-06-21
   days on market $47,000 Active 32 DOM
2. 2026-06-18
   days on market $47,000 Active 29 DOM
3. 2026-06-17
   days on market $47,000 Active 28 DOM
4. 2026-06-16
   days on market $47,000 Active 27 DOM
5. 2026-06-15
   days on market $47,000 Active 26 DOM
6. 2026-06-13
   days on market $47,000 Active 24 DOM
7. 2026-06-13
   days on market $47,000 Active 23 DOM
8. 2026-06-09
   days on market $47,000 Active 20 DOM
9. 2026-06-08
   days on market $47,000 Active 19 DOM
10. 2026-06-07
    days on market $47,000 Active 18 DOM
11. 2026-06-03
    days on market $47,000 Active 14 DOM
12. 2026-06-02
    days on market $47,000 Active 13 DOM
13. 2026-06-01
    days on market $47,000 Active 12 DOM
14. 2026-05-31
    days on market $47,000 Active 11 DOM
15. 2026-05-20
    listed $47,000 Active
16. 1987-07-17
    soldstatus $8,000

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,063 · $89/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 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 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,127
• − Mortgage interest: −$2,633
• − Property taxes: −$1,063
• − Insurance: −$235
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$1,367
• Taxable income: $8,249
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $6,505/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

+487.5% since first listed

2 events — show timeline

• 2026-05-20 Listed $47,000 West Penn MLS
• 1987-07-17 Sold (Public Records) $8,000 Public Records

Property tax history

+5.0%/yr

Latest (2026): $1,063 · +0.0% YoY. Source: county tax records.