800 Summit St · McKeesport, PA 15132

$49,000

3 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 4 Days on market

Built 1920 3,598 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Old World Charm is what you will find in this 3 bedroom home with half wrap porch. this home is ready for someone to make it shine again. With some work, you can make this corner lot home all yours! Original wood doors and trim are the focal point of the home along with the bright sunny kitchen. Lots of potential with this home. Walk up attic. Front and Back covered porches. Home is being sold in As Is condition.

Key facts

• Original wood doors
• Bright sunny kitchen
• Walk up attic

Tags

• HALF WRAP PORCH
• ORIGINAL WOOD DOORS
• BRIGHT SUNNY KITCHEN
• WALK UP ATTIC
• FRONT AND BACK COVERED PORCHES

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 parking space)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Frame construction with vinyl siding; Asphalt roof
• Exterior features: Lot approximately 28 x 119; Lot area about 0.0826 acres

Interior

• Kitchen: Refrigerator; Stove; Some electric appliances
• Bedrooms: Upper bedroom (10 x 8); Upper bedroom (10 x 10); Upper bedroom (14 x 12)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Multi-pane windows; Decorative fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Cap rate 21.8% vs local median 10.3% 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: 113 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 45% 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 $339 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1920 — 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. 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: 2.69% ✓
• Cap rate: 21.80%
• Cash-on-cash: 55.37%
• DSCR: 3.46
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $139,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 Sarah St	0.33mi	3/1.0	1,324 (-1%)	0mo	$129,900	$98	82
3830 Anderson Ave	0.22mi	2/1.0 (-1)	1,331 (-1%)	9mo	$45,000	$34	76
1002 Summit St	0.19mi	3/2.0	1,462 (+9%)	2mo	$157,000	$107	70
124 Park Way	0.34mi	3/1.0	1,411 (+5%)	9mo	$149,900	$106	68
473 Mccully St	0.52mi	3/1.5	1,260 (-6%)	3mo	$206,000	$163	61
3009 State St	0.60mi	3/1.0	1,232 (-8%)	1mo	$76,000	$62	57
1323 Lincoln Way	0.61mi	3/1.5	1,431 (+7%)	4mo	$94,000	$66	55
400 Congress St	0.59mi	2/2.0 (-1)	1,318 (-2%)	9mo	$180,000	$137	54
1414 Lincoln Way #1	0.66mi	3/1.5	1,456 (+8%)	4mo	$152,000	$104	50
1140 Franklin St	0.41mi	3/2.0	1,525 (+14%)	8mo	$140,000	$92	47
2927 State St	0.56mi	2/2.0 (-1)	1,476 (+10%)	1mo	$200,000	$136	47
3113 Quay St	0.64mi	3/1.5	1,152 (-14%)	3mo	$110,000	$95	42

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: 53.7%
• Equity multiple: 3.36×
• Total profit: $32,440
• Equity at exit: $7,306

10-year hold

• IRR: 58.9%
• Equity multiple: 6.86×
• Total profit: $80,419
• Equity at exit: $4,237

Cash invested: $13,720 (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: 113
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$257
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $633

Break-even live

Break-even rent $517

Max offer price $49,000

Occupancy floor 47%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	43d	1	0.40mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	12d	1	0.47mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	0.75mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	2d	1	0.96mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	23d	1	0.99mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	43d	1	1.04mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	43d	1	1.04mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	43d	1	1.13mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	43d	1	1.18mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	1d	1	1.22mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	23d	1	1.30mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	23d	1	1.34mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	43d	1	1.37mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	14d	1	1.41mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	43d	1	1.41mi
201 S 4th St Duquesne, PA	3.0	1.0	1200	$1,385	$1.15	43d	1	1.41mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	23d	1	1.43mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	43d	1	1.44mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $49,000 Pending 4 DOM
2. 2026-06-03
   days on market $49,000 Active 2 DOM
3. 2026-06-02
   remarks 417-char remark
4. 2026-06-02
   listed $49,000 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: $1,576 · $131/mo
• Projected year-2 tax: $1,576 · $131/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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,823
• − Mortgage interest: −$2,745
• − Property taxes: −$1,576
• − Insurance: −$245
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,425
• Taxable income: $7,301
• Est. tax owed @ 24.0%: −$1,752
• After-tax cash flow: $5,844/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

+28.9% since first listed

2 events — show timeline

• 2026-05-31 Listed $49,000 West Penn MLS
• 1982-09-22 Sold (Public Records) $38,000 Public Records

Property tax history

+5.4%/yr

Latest (2026): $1,576 · +0.0% YoY. Source: county tax records.