323 31st St · McKeesport, PA 15132

$49,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 85 Days on market

Built 1920 Fair condition 5,061 sqft lot Garage $52/sqft · 49% below area Est $97k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom home. Formal dining room, Level fenced back yard. Large covered Front porch to enjoy those summer evenings. Close to shopping, banks and parks. Ready to move in.

Key facts

• Integral garage
• Level lot
• Off-street parking

Tags

• INTEGRAL GARAGE
• OFF-STREET PARKING
• LEVEL LOT
• BACKYARD SPACE
• EASY ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 10.9% 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: 150 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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 36% 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 $345 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $35k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.14% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.16%
• DSCR: 2.56
• GRM: 3.9

CMA / ARV

• ARV (median comp): $97,300
• List price: $49,900
• Delta: -48.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 Kansas St	0.39mi	2/1.0 (-1)	972 (+2%)	9mo	$51,550	$53	66
2619 Harrison St	0.52mi	2/1.0 (-1)	955 (+0%)	9mo	$69,900	$73	62
2119 Allison St	0.71mi	3/1.0	912 (-4%)	0mo	$28,019	$31	60
2720 C St	0.62mi	3/1.0	907 (-5%)	5mo	$115,000	$127	59
2714 Kansas St	0.36mi	2/2.0 (-1)	912 (-4%)	12mo	$124,900	$137	57
2805 Riverview St	0.46mi	2/1.0 (-1)	864 (-9%)	2mo	$65,000	$75	57
444 27th St	0.27mi	3/1.5	812 (-15%)	11mo	$132,000	$163	52
406 Peterson St	0.49mi	2/2.0 (-1)	870 (-9%)	5mo	$87,000	$100	50
2720 Garbett St	0.72mi	3/2.0	888 (-7%)	3mo	$30,000	$34	49
605 Hays St	0.74mi	2/1.0 (-1)	980 (+3%)	14mo	$122,000	$124	44
1819 Craig St	0.62mi	3/1.5	1,080 (+13%)	10mo	$139,900	$130	38
2407 Harrison St	0.58mi	2/1.0 (-1)	832 (-13%)	13mo	$58,000	$70	36

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: 30.8%
• Equity multiple: 2.29×
• Total profit: $18,060
• Equity at exit: $7,440

10-year hold

• IRR: 38.0%
• Equity multiple: 4.55×
• Total profit: $49,588
• Equity at exit: $4,314

Cash invested: $13,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 16 under contract
• Months of supply: 7.1 mo (14%/mo absorbed)
• Median asking: $90,000 ($83/sqft)
• Median days on market: 51 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +23.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15132

• Home prices YoY: -32.9%
• Active inventory: 150
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$262
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $409

Break-even live

Break-even rent $548

Max offer price $49,900

Occupancy floor 57%

Sensitivity live

Price	-10% $438	-5% $424	+0% $409	+5% $395	+10% $381
Rent	-10% $325	-5% $367	+0% $409	+5% $452	+10% $494
Rate	-1.0pp $435	-0.5pp $422	base $409	+0.5pp $396	+1.0pp $383

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: $12,475
• Closing costs: $1,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	93d	1	0.11mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	93d	1	0.45mi
3422 Steele St McKeesport, PA	2.0	1.0	925	$1,200	$1.30	36d	1	0.55mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	93d	1	0.63mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	65d	1	0.98mi
733 Memory Ln McKeesport, PA	2.0	1.0	850	$1,200	$1.41	72d	1	1.14mi
5015 Walnut St Unit 1 McKeesport, PA	2.0	1.0	980	$950	$0.97	93d	1	1.27mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	93d	1	1.35mi
913 Center St McKeesport, PA	1.0–3.0	1.0	1000	$1,140	$1.14	11d	10	1.35mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	61d	1	1.39mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	61d	3	1.48mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	63d	1	1.48mi

Property features AI

Exterior

• Parking: Attached garage providing off-street parkingBuilt-in garage with space for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: Two-story frame residenceAsphalt roofResale property
• Construction: Frame constructionAsphalt roof
• Exterior features: Small residential lot (approx. 0.116 acre)

Interior

• Kitchen: Main-level kitchen (approx. 16x9)
• Bedrooms: Three upper-level bedrooms (approx. 13x8, 13x11, 13x10)
• Flooring: CarpetHardwoodVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Carpet, hardwood and vinyl flooringInterior entry to the basement
• Laundry & utility: Basement with interior access (utility area)

Listing history 50 events

1. 2026-08-08
   days on market $49,900 Active 85 DOM
2. 2026-08-07
   days on market $49,900 Active 84 DOM
3. 2026-08-06
   days on market $49,900 Active 83 DOM
4. 2026-08-05
   days on market $49,900 Active 82 DOM
5. 2026-08-04
   days on market $49,900 Active 81 DOM
6. 2026-08-03
   days on market $49,900 Active 80 DOM
7. 2026-07-31
   days on market $49,900 Active 77 DOM
8. 2026-07-30
   days on market $49,900 Active 75 DOM
9. 2026-07-28
   days on market $49,900 Active 74 DOM
10. 2026-07-26
    pricedays on market $49,900 Active 72 DOM
11. 2026-07-24
    days on market $54,900 Active 70 DOM
12. 2026-07-23
    days on market $54,900 Active 69 DOM
13. 2026-07-22
    days on market $54,900 Active 68 DOM
14. 2026-07-21
    days on market $54,900 Active 67 DOM
15. 2026-07-20
    days on market $54,900 Active 66 DOM
16. 2026-07-18
    days on market $54,900 Active 64 DOM
17. 2026-07-18
    pricedays on market $54,900 Active 63 DOM
18. 2026-07-16
    days on market $63,900 Active 62 DOM
19. 2026-07-15
    days on market $63,900 Active 61 DOM
20. 2026-07-14
    days on market $63,900 Active 60 DOM
21. 2026-07-13
    days on market $63,900 Active 59 DOM
22. 2026-07-13
    days on market $63,900 Active 58 DOM
23. 2026-07-11
    days on market $63,900 Active 57 DOM
24. 2026-07-10
    days on market $63,900 Active 56 DOM
25. 2026-07-10
    price $63,900 Active 55 DOM
26. 2026-07-09
    days on market $69,900 Active 55 DOM
27. 2026-07-07
    days on market $69,900 Active 53 DOM
28. 2026-07-06
    days on market $69,900 Active 52 DOM
29. 2026-07-05
    days on market $69,900 Active 51 DOM
30. 2026-07-03
    days on market $69,900 Active 49 DOM
31. 2026-07-02
    days on market $69,900 Active 48 DOM
32. 2026-07-01
    days on market $69,900 Active 47 DOM
33. 2026-06-30
    days on market $69,900 Active 46 DOM
34. 2026-06-29
    days on market $69,900 Active 45 DOM
35. 2026-06-28
    days on market $69,900 Active 44 DOM
36. 2026-06-27
    days on market $69,900 Active 43 DOM
37. 2026-06-27
    pricedays on market $69,900 Active 42 DOM
38. 2026-06-25
    pricedays on market $79,900 Active 40 DOM
39. 2026-06-22
    days on market $84,900 Active 38 DOM
40. 2026-06-21
    days on market $84,900 Active 37 DOM
41. 2026-06-18
    days on market $84,900 Active 34 DOM
42. 2026-06-17
    days on market $84,900 Active 33 DOM
43. 2026-06-16
    days on market $84,900 Active 32 DOM
44. 2026-06-15
    days on market $84,900 Active 31 DOM
45. 2026-06-13
    days on market $84,900 Active 29 DOM
46. 2026-06-13
    days on market $84,900 Active 28 DOM
47. 2026-06-09
    days on market $84,900 Active 25 DOM
48. 2026-06-08
    days on market $84,900 Active 24 DOM
49. 2026-06-07
    days on market $84,900 Active 23 DOM
50. 2026-06-03
    days on market $84,900 Active 19 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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 · 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: $12,795
• − Mortgage interest: −$2,795
• − Property taxes: −$1,805
• − Insurance: −$250
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$1,452
• Taxable income: $4,446
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $3,846/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $23,800–$42,840 screening

This 1920s home requires moderate repairs and maintenance, including a new roof and exterior painting, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good

Repairs flagged

• Major roof — Signs of wear and potential leaks.
• Major exterior siding — Weathered and faded paint.
• Major landscaping — Overgrown and needs trimming.
• Minor interior walls/paint — No visible damage, but paint is faded.
• Minor HVAC/mechanicals — No photos of systems, but likely needs maintenance.

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value. ↑
• Both trim landscaping — Neat landscaping improves curb appeal and value. ↑
• Both replace roof — A new roof significantly increases the home's value and lifespan. ↑
• Both HVAC maintenance — A clean and efficient HVAC system improves comfort and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Middle Founders Hall Middle Sch F PA #480/512 Nat'l #12,864/14,009 High Mckeesport Area Shs F PA #372/437 Nat'l #12,251/17,239

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

C Composite livability gradescore 66/100

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 · 1,250,282 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: 20% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Attached garage providing off-street parkingBuilt-in garage with space for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: Two-story frame residenceAsphalt roofResale property
• Construction: Frame constructionAsphalt roof
• Exterior features: Small residential lot (approx. 0.116 acre)

Interior

• Kitchen: Main-level kitchen (approx. 16x9)
• Bedrooms: Three upper-level bedrooms (approx. 13x8, 13x11, 13x10)
• Flooring: CarpetHardwoodVinyl
• Bathrooms: One full bathroom
• Heating & cooling: Gas heatingCentral air conditioning
• Interior features: Carpet, hardwood and vinyl flooringInterior entry to the basement
• Laundry & utility: Basement with interior access (utility area)

Price history

+165.3% since first listed

7 events — show timeline

• 2026-05-15 Listed $84,900 West Penn MLS
• 2014-04-01 Sold (Public Records) $38,500 Public Records
• 2014-03-28 Price Changed $38,500 West Penn MLS
• 2014-03-27 Price Changed $44,900 West Penn MLS
• 2014-03-27 Sold (MLS) $38,500 West Penn MLS
• 2013-10-14 Listed $44,900 West Penn MLS
• 1979-10-01 Sold (Public Records) $32,000 Public Records

Property tax history

+11.2%/yr

Latest (2026): $1,805 · +0.0% YoY. Source: county tax records.