2917 Boyd St · McKeesport, PA 15132

$80,000

4 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 66 Days on market

Built 1940 3,528 sqft lot $48/sqft · at area comps Est $83k · at est.

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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 +9.0/15.0
• 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 MLS

Calling all investors and savvy buyers! This 2-story, 4 bedroom, 1 bath TURN-KEY property is currently tenant-occupied offering immediate income with long term potential. The first floor features a spacious living and dining area, with a kitchen leading to a back patio and large fenced in yard. Upstairs offers four generously sized bedrooms, plus attic space ready to be transformed into a 5th bedroom, office, or playroom. A split level entry to the basement adds flexibility, and the lower level provides a clean canvas for future value add. Whether you’re looking to expand your portfolio or secure a home with built in equity potential, this one checks all the boxes !

Key facts

• Attic space
• Split level entry
• Large fenced in yard

Tags

• BACK PATIO
• LARGE FENCED IN YARD
• ATTIC SPACE
• SPLIT LEVEL ENTRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: health & safety D, crime F, amenities 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.
• Zoned schools: Founders Hall Middle Sch (math 2% / reading 26%, grade F, #480 of 512 statewide, top 94%, 695 students, 100% FRL); Mckeesport Area Shs (math 22% / reading 30%, grade F, #372 of 437 statewide, top 86%, 1,045 students, 78% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $1,384/mo this rent would consume 47% 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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.73% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.67%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $82,737
• List price: $80,000
• Delta: -3.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 Craig St	0.21mi	3/1.5 (-1)	1,653 (+0%)	4mo	$127,500	$77	80
1208 Meadow St	0.14mi	4/2.0	1,716 (+4%)	4mo	$110,000	$64	80
1315 Packer St	0.32mi	3/1.0 (-1)	1,653 (+0%)	6mo	$15,000	$9	75
1312 Ross St	0.21mi	4/1.0	1,800 (+9%)	3mo	$125,000	$69	72
1217 Scott St	0.25mi	4/1.0	1,500 (-9%)	6mo	$55,000	$37	68
3300 Stewart St	0.29mi	3/1.5 (-1)	1,558 (-6%)	3mo	$60,000	$39	68
1300 Pirl St	0.14mi	3/2.0 (-1)	1,800 (+9%)	7mo	$13,250	$7	64
1813 Duquesne Ave	0.48mi	3/1.5 (-1)	1,560 (-6%)	2mo	$149,900	$96	60
1507 Carnegie Ave	0.70mi	3/1.5 (-1)	1,600 (-3%)	4mo	$65,000	$41	52
1819 Scott St	0.52mi	4/1.0	1,450 (-12%)	6mo	$103,000	$71	51
2810 Jenny Lind St	0.51mi	3/1.0 (-1)	1,852 (+12%)	6mo	$19,900	$11	46
2316 Collins St	0.74mi	3/1.5 (-1)	1,485 (-10%)	4mo	$127,000	$86	38

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: 21.8%
• Equity multiple: 1.89×
• Total profit: $19,973
• Equity at exit: $11,928

10-year hold

• IRR: 29.9%
• Equity multiple: 3.67×
• Total profit: $59,902
• Equity at exit: $6,917

Cash invested: $22,400 (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: 114
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$420
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $517

Break-even live

Break-even rent $730

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $562	-5% $539	+0% $517	+5% $494	+10% $471
Rent	-10% $407	-5% $462	+0% $517	+5% $571	+10% $626
Rate	-1.0pp $557	-0.5pp $537	base $517	+0.5pp $496	+1.0pp $475

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	25d	1	0.23mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	45d	1	0.26mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	45d	1	0.41mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	0.58mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	45d	1	0.65mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	25d	1	0.71mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	16d	1	0.72mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	25d	1	0.91mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	9d	1	1.08mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	45d	1	1.28mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	25d	1	1.37mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	25d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $80,000 Active 66 DOM
2. 2026-06-18
   days on market $80,000 Active 63 DOM
3. 2026-06-17
   days on market $80,000 Active 62 DOM
4. 2026-06-16
   days on market $80,000 Active 61 DOM
5. 2026-06-15
   days on market $80,000 Active 60 DOM
6. 2026-06-13
   days on market $80,000 Active 58 DOM
7. 2026-06-13
   days on market $80,000 Active 57 DOM
8. 2026-06-09
   days on market $80,000 Active 54 DOM
9. 2026-06-08
   days on market $80,000 Active 53 DOM
10. 2026-06-07
    days on market $80,000 Active 52 DOM
11. 2026-06-03
    days on market $80,000 Active 48 DOM
12. 2026-06-02
    days on market $80,000 Active 47 DOM
13. 2026-06-01
    days on market $80,000 Active 46 DOM
14. 2026-05-31
    days on market $80,000 Active 45 DOM
15. 2026-05-13
    price $80,000 680-char remark

    Show marketing remark (680 chars)

    Calling all investors and savvy buyers! This 2-story, 4 bedroom, 1 bath TURN-KEY property is currently tenant-occupied offering immediate income with long term potential. The first floor features a spacious living and dining area, with a kitchen leading to a back patio and large fenced in yard. Upstairs offers four generously sized bedrooms, plus attic space ready to be transformed into a 5th bedroom, office, or playroom. A split level entry to the basement adds flexibility, and the lower level provides a clean canvas for future value add. Whether you’re looking to expand your portfolio or secure a home with built in equity potential, this one checks all the boxes !

16. 2026-04-16
    listed $88,000 Active 680-char remark

    Show marketing remark (680 chars)

    Calling all investors and savvy buyers! This 2-story, 4 bedroom, 1 bath TURN-KEY property is currently tenant-occupied offering immediate income with long term potential. The first floor features a spacious living and dining area, with a kitchen leading to a back patio and large fenced in yard. Upstairs offers four generously sized bedrooms, plus attic space ready to be transformed into a 5th bedroom, office, or playroom. A split level entry to the basement adds flexibility, and the lower level provides a clean canvas for future value add. Whether you’re looking to expand your portfolio or secure a home with built in equity potential, this one checks all the boxes !

17. 2021-01-12
    soldstatus $61,380
18. 2021-01-07
    soldstatus $61,380 Closed 474-char remark

    Show marketing remark (474 chars)

    Do you need plenty of space? Look no further than 2917 Boyd St! Inside you'll find spacious rooms on both levels, a huge living room, 4 ample sized bedrooms, a formal dining room with gleaming hardwood floors and an eat-in kitchen. The attic could be finished for a 5th bedroom, game room or plenty of storage. Speaking of storage, the basement is even bigger and offers numerous possibilities. Head outside and enjoy the covered front porch or enjoy the fenced in back yard

19. 2021-01-06
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Do you need plenty of space? Look no further than 2917 Boyd St! Inside you'll find spacious rooms on both levels, a huge living room, 4 ample sized bedrooms, a formal dining room with gleaming hardwood floors and an eat-in kitchen. The attic could be finished for a 5th bedroom, game room or plenty of storage. Speaking of storage, the basement is even bigger and offers numerous possibilities. Head outside and enjoy the covered front porch or enjoy the fenced in back yard

20. 2020-12-03
    historical Contingent 474-char remark

    Show marketing remark (474 chars)

    Do you need plenty of space? Look no further than 2917 Boyd St! Inside you'll find spacious rooms on both levels, a huge living room, 4 ample sized bedrooms, a formal dining room with gleaming hardwood floors and an eat-in kitchen. The attic could be finished for a 5th bedroom, game room or plenty of storage. Speaking of storage, the basement is even bigger and offers numerous possibilities. Head outside and enjoy the covered front porch or enjoy the fenced in back yard

21. 2020-10-14
    price $66,000 474-char remark

    Show marketing remark (474 chars)

    Do you need plenty of space? Look no further than 2917 Boyd St! Inside you'll find spacious rooms on both levels, a huge living room, 4 ample sized bedrooms, a formal dining room with gleaming hardwood floors and an eat-in kitchen. The attic could be finished for a 5th bedroom, game room or plenty of storage. Speaking of storage, the basement is even bigger and offers numerous possibilities. Head outside and enjoy the covered front porch or enjoy the fenced in back yard

22. 2020-09-09
    status Active 474-char remark

    Show marketing remark (474 chars)

    Do you need plenty of space? Look no further than 2917 Boyd St! Inside you'll find spacious rooms on both levels, a huge living room, 4 ample sized bedrooms, a formal dining room with gleaming hardwood floors and an eat-in kitchen. The attic could be finished for a 5th bedroom, game room or plenty of storage. Speaking of storage, the basement is even bigger and offers numerous possibilities. Head outside and enjoy the covered front porch or enjoy the fenced in back yard

23. 2020-08-25
    historical Contingent 474-char remark

    Show marketing remark (474 chars)

    Do you need plenty of space? Look no further than 2917 Boyd St! Inside you'll find spacious rooms on both levels, a huge living room, 4 ample sized bedrooms, a formal dining room with gleaming hardwood floors and an eat-in kitchen. The attic could be finished for a 5th bedroom, game room or plenty of storage. Speaking of storage, the basement is even bigger and offers numerous possibilities. Head outside and enjoy the covered front porch or enjoy the fenced in back yard

24. 2020-08-19
    listed $69,000 Active 474-char remark

    Show marketing remark (474 chars)

    Do you need plenty of space? Look no further than 2917 Boyd St! Inside you'll find spacious rooms on both levels, a huge living room, 4 ample sized bedrooms, a formal dining room with gleaming hardwood floors and an eat-in kitchen. The attic could be finished for a 5th bedroom, game room or plenty of storage. Speaking of storage, the basement is even bigger and offers numerous possibilities. Head outside and enjoy the covered front porch or enjoy the fenced in back yard

25. 1988-09-30
    soldstatus $22,000

ⓘ 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: $1,489 · $124/mo
• Projected year-2 tax: $1,489 · $124/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 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,611
• − Mortgage interest: −$4,481
• − Property taxes: −$1,489
• − Insurance: −$400
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,327
• Taxable income: $5,255
• Est. tax owed @ 24.0%: −$1,261
• After-tax cash flow: $4,938/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

+263.6% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $80,000 West Penn MLS
• 2026-04-16 Listed $88,000 West Penn MLS
• 2021-01-12 Sold (Public Records) $61,380 Public Records
• 2021-01-07 Sold (MLS) $61,380 West Penn MLS
• 2021-01-06 Pending — West Penn MLS
• 2020-12-03 Contingent — West Penn MLS
• 2020-10-14 Price Changed $66,000 West Penn MLS
• 2020-09-09 Relisted — West Penn MLS
• 2020-08-25 Contingent — West Penn MLS
• 2020-08-19 Listed $69,000 West Penn MLS
• 1988-09-30 Sold (Public Records) $22,000 Public Records

Property tax history

+12.7%/yr

Latest (2026): $1,489 · +0.0% YoY. Source: county tax records.