347 Grove St · East McKeesport, PA 15035

$83,500

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 58 Days on market

Built 1940 2,709 sqft lot Est $134k · 38% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Opportunity knocks! Whether you're a first-time buyer looking for the perfect starter home, or you're an investor looking for a turnkey opportunity, you've just found your place. This home has been well-maintained. The interior was recently painted, and the furnace and air conditioner are only 2-3 years old and there's also off-street parking. This adorable little gem is tucked off the beaten path in East McKeesport where you're close to the Route 30 and 48 corridors, but there's no noise or traffic here!

Key facts

• Off street parking
• Close to route 30
• Close to route 48

Tags

• OFF STREET PARKING
• RECENTLY PAINTED
• WELL MAINTAINED
• TURNKEY OPPORTUNITY
• CLOSE TO ROUTE 30
• CLOSE TO ROUTE 48

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#752 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $577 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $84k implies a 280% 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 $80,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (median comp): $133,652
• List price: $83,500
• Delta: -37.52%
• 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
320 Mystic Ave	0.04mi	3/1.5 (+1)	1,050 (-1%)	4mo	$85,000	$81	86
583 Helena St	0.08mi	3/1.0 (+1)	1,056 (-1%)	8mo	$135,000	$128	83
633 3rd St	0.36mi	3/1.5 (+1)	1,072 (+1%)	2mo	$175,000	$163	73
498 Taylor	0.57mi	3/1.5 (+1)	1,068 (+0%)	1mo	$220,000	$206	64
801 Broadway Ave	0.25mi	3/1.0 (+1)	1,144 (+8%)	10mo	$92,000	$80	62
384 Valley Ave	0.67mi	2/1.0	1,078 (+1%)	8mo	$59,000	$55	60
454 A St	0.67mi	3/1.0 (+1)	1,086 (+2%)	2mo	$56,000	$52	58
2634 3rd St	0.60mi	2/1.0	980 (-8%)	4mo	$74,000	$76	56
635 Larimer Ave	0.62mi	3/2.0 (+1)	1,100 (+3%)	4mo	$165,000	$150	53
300 Taylor St	0.65mi	3/1.5 (+1)	1,120 (+5%)	5mo	$167,000	$149	50
1110 Melrose Ave	0.63mi	2/1.0	970 (-9%)	8mo	$32,500	$34	49
518 Glenn St	0.36mi	3/1.0 (+1)	1,216 (+14%)	8mo	$110,000	$90	48

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,093
• Equity at exit: $12,450

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $13,002
• Equity at exit: $7,220

Cash invested: $23,380 (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 15035

• Home prices YoY: -1.4%
• Active inventory: 20
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$438
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $179

Break-even live

Break-even rent $771

Max offer price $83,500

Occupancy floor 77%

Sensitivity live

Price	-10% $226	-5% $203	+0% $179	+5% $155	+10% $132
Rent	-10% $100	-5% $140	+0% $179	+5% $218	+10% $258
Rate	-1.0pp $221	-0.5pp $200	base $179	+0.5pp $157	+1.0pp $135

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	17d	1	0.22mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	17d	1	0.22mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	44d	1	0.39mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	15d	1	0.39mi
450 Card Ave Unit 1 Wilmerding, PA	1.0	1.0	900	$700	$0.78	24d	1	0.42mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	44d	1	0.44mi
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	3d	1	0.45mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	0.49mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	2d	10	0.89mi
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	15d	1	1.07mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	1.12mi
1615 Lynn Ave Unit 2 Turtle Creek, PA	2.0	1.0	1100	$1,145	$1.04	44d	1	1.38mi

Listing history 27 events

1. 2026-06-18
   days on market $83,500 Active 58 DOM
2. 2026-06-17
   days on market $83,500 Active 57 DOM
3. 2026-06-16
   days on market $83,500 Active 56 DOM
4. 2026-06-15
   days on market $83,500 Active 55 DOM
5. 2026-06-13
   days on market $83,500 Active 53 DOM
6. 2026-06-09
   days on market $83,500 Active 49 DOM
7. 2026-06-08
   pricedays on market $83,500 Active 48 DOM
8. 2026-06-07
   days on market $89,900 Active 47 DOM
9. 2026-06-03
   days on market $89,900 Active 43 DOM
10. 2026-06-02
    days on market $89,900 Active 42 DOM
11. 2026-06-01
    days on market $89,900 Active 41 DOM
12. 2026-05-31
    days on market $89,900 Active 40 DOM
13. 2026-05-08
    price $89,900 510-char remark

    Show marketing remark (510 chars)

    Opportunity knocks! Whether you're a first-time buyer looking for the perfect starter home, or you're an investor looking for a turnkey opportunity, you've just found your place. This home has been well-maintained. The interior was recently painted, and the furnace and air conditioner are only 2-3 years old and there's also off-street parking. This adorable little gem is tucked off the beaten path in East McKeesport where you're close to the Route 30 and 48 corridors, but there's no noise or traffic here!

14. 2026-04-21
    listed $94,900 Active 510-char remark

    Show marketing remark (510 chars)

    Opportunity knocks! Whether you're a first-time buyer looking for the perfect starter home, or you're an investor looking for a turnkey opportunity, you've just found your place. This home has been well-maintained. The interior was recently painted, and the furnace and air conditioner are only 2-3 years old and there's also off-street parking. This adorable little gem is tucked off the beaten path in East McKeesport where you're close to the Route 30 and 48 corridors, but there's no noise or traffic here!

15. 2025-10-30
    historical Expired 610-char remark

    Show marketing remark (610 chars)

    Opportunity knocks! If you're looking to grow your portfolio, you've just found your next place. This home has been well-maintained. The interior was recently painted, and the furnace and air conditioner are only 2-3 years old. There's off-street parking, and the street is quiet despite its close proximity to the Route 30 corridor. The cherry on top is that the tenant is in place until next year with a lease that includes tenant paying for utilities, responsible for lawn care and snow removal making this a true turnkey, cash flowing opportunity for some lucky investor. Don't let opportunity pass you by!

16. 2025-09-03
    price $79,750 610-char remark

    Show marketing remark (610 chars)

    Opportunity knocks! If you're looking to grow your portfolio, you've just found your next place. This home has been well-maintained. The interior was recently painted, and the furnace and air conditioner are only 2-3 years old. There's off-street parking, and the street is quiet despite its close proximity to the Route 30 corridor. The cherry on top is that the tenant is in place until next year with a lease that includes tenant paying for utilities, responsible for lawn care and snow removal making this a true turnkey, cash flowing opportunity for some lucky investor. Don't let opportunity pass you by!

17. 2025-08-21
    listed $87,900 Active 610-char remark

    Show marketing remark (610 chars)

    Opportunity knocks! If you're looking to grow your portfolio, you've just found your next place. This home has been well-maintained. The interior was recently painted, and the furnace and air conditioner are only 2-3 years old. There's off-street parking, and the street is quiet despite its close proximity to the Route 30 corridor. The cherry on top is that the tenant is in place until next year with a lease that includes tenant paying for utilities, responsible for lawn care and snow removal making this a true turnkey, cash flowing opportunity for some lucky investor. Don't let opportunity pass you by!

18. 2014-04-16
    listed $34,900
19. 2012-03-26
    listed $39,950
20. 2011-11-16
    listed $45,900
21. 2011-02-10
    listed $45,900
22. 2006-09-26
    soldstatus $22,000
23. 2006-01-16
    listed $29,900
24. 1998-06-29
    soldstatus $35,800
25. 1998-06-26
    soldstatus $35,800
26. 1998-02-28
    listed $36,900
27. 1974-07-01
    soldstatus $15,500

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $11,975
• − Mortgage interest: −$4,677
• − Property taxes: −$1,640
• − Insurance: −$418
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$2,429
• Taxable income: $895
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,934/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — East McKeesport

• Score: 70/100
• State rank: #752
• US rank: #7504

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety C User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East McKeesport, PA
• City population: 2,063
• Population (ZIP): 2,063

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: Predominantly White (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 6%
• Common ancestry: Romanian 20% Serbian 1% Slovak 1%
• Foreign-born: 0%

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: ▼ -3.52%
• Current HPI: 254.3099
• Rent YoY: —
• Metro: —
• 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

+480.0% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $89,900 West Penn MLS
• 2026-04-21 Listed $94,900 West Penn MLS
• 2025-10-30 Delisted — West Penn MLS
• 2025-09-03 Price Changed $79,750 West Penn MLS
• 2025-08-21 Listed $87,900 West Penn MLS
• 2014-04-16 Listed $34,900 West Penn MLS
• 2012-03-26 Listed $39,950 West Penn MLS
• 2011-11-16 Listed $45,900 West Penn MLS
• 2011-02-10 Listed $45,900 West Penn MLS
• 2006-09-26 Sold (MLS) $22,000 West Penn MLS
• 2006-01-16 Listed $29,900 West Penn MLS
• 1998-06-29 Sold (Public Records) $35,800 Public Records
• 1998-06-26 Sold (MLS) $35,800 West Penn MLS
• 1998-02-28 Listed $36,900 West Penn MLS
• 1974-07-01 Sold (Public Records) $15,500 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,640 · +0.0% YoY. Source: county tax records.