1600 Mcclure St · Homestead, PA 15120

$130,000

2 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 86 Days on market

Built 1930 2,278 sqft lot Est $124k · 5% over

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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 +5.2/15.0
• Livability +3.9/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 1600 McClure. This fully occupied duplex in Homestead is ready for a new investor to add to or expand their portfolio. This property is 2 - 1 bed 1 bath units and is fully occupied. Both units are in mid/low grade rental status but could be updated for higher rents.

Key facts

• 2,278 sq ft lot
• 2 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive. Per door: $418/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#366 in PA, #3,204 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Steel Valley SD (suburban): math 29% / reading 45% proficiency, ranked #403 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 92 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,185/mo this rent would consume 47% of the median local household income ($56k/yr) (locally 669% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.54%
• DSCR: 2.23
• GRM: 5.0

CMA / ARV

• ARV (median comp): $123,572
• List price: $130,000
• Delta: 5.20%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.95×
• Total profit: $34,520
• Equity at exit: $19,383

10-year hold

• IRR: 31.5%
• Equity multiple: 3.98×
• Total profit: $108,556
• Equity at exit: $11,240

Cash invested: $36,400 (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 15120

• Home prices YoY: -16.9%
• Rents YoY: 4.1%
• Active inventory: 92
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$682
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $835

Break-even live

Break-even rent $1,128

Max offer price $130,000

Occupancy floor 57%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,184
Total (2 units)			$2,185

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	43d	1	0.15mi
1900 Maple St Unit 4 Homestead, PA	1.0	1.0	1200	$1,400	$1.17	23d	1	0.20mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	23d	1	0.38mi
300 W 13th Ave Unit 302 Homestead, PA	2.0	1.0	1088	$1,150	$1.06	16d	1	0.39mi
300 W 13th Ave Homestead, PA	2.0	1.0	1088	$1,125	$1.03	16d	1	0.39mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	0.60mi
218 Mary St Homestead, PA	3.0	1.0	1776	$1,400	$0.79	21d	1	0.77mi
1254 Edgewood Dr Homestead, PA	3.0	1.0	1144	$1,725	$1.51	43d	1	0.81mi
3305 W Run Rd Munhall, PA	2.0	1.0	1100	$1,365	$1.24	23d	1	1.02mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	43d	1	1.23mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	43d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $130,000 Active 86 DOM
2. 2026-06-17
   days on market $130,000 Active 85 DOM
3. 2026-06-16
   days on market $130,000 Active 84 DOM
4. 2026-06-15
   days on market $130,000 Active 83 DOM
5. 2026-06-13
   days on market $130,000 Active 81 DOM
6. 2026-06-09
   days on market $130,000 Active 77 DOM
7. 2026-06-08
   days on market $130,000 Active 76 DOM
8. 2026-06-07
   days on market $130,000 Active 75 DOM
9. 2026-06-05
   days on market $130,000 Active 72 DOM
10. 2026-06-03
    days on market $130,000 Active 71 DOM
11. 2026-06-02
    days on market $130,000 Active 70 DOM
12. 2026-06-01
    days on market $130,000 Active 69 DOM
13. 2026-05-31
    days on market $130,000 Active 68 DOM
14. 2026-05-06
    price $130,000 277-char remark

    Show marketing remark (275 chars)

    12 unit scattered site portfolio cash flowing with great value add opportunities. Units are varying conditions from turn key recently renovated to older units in need of some love. Great opportunity to pick up a handful of units and start (or grow) your investment portfolio.

15. 2026-05-06
    price $825,000 275-char remark

    Show marketing remark (275 chars)

    12 unit scattered site portfolio cash flowing with great value add opportunities. Units are varying conditions from turn key recently renovated to older units in need of some love. Great opportunity to pick up a handful of units and start (or grow) your investment portfolio.

16. 2026-03-24
    listed $135,000 Active 277-char remark

    Show marketing remark (277 chars)

    Welcome to 1600 McClure. This fully occupied duplex in Homestead is ready for a new investor to add to or expand their portfolio. This property is 2 - 1 bed 1 bath units and is fully occupied. Both units are in mid/low grade rental status but could be updated for higher rents.

17. 2026-02-24
    listed $850,000 Active 275-char remark

    Show marketing remark (275 chars)

    12 unit scattered site portfolio cash flowing with great value add opportunities. Units are varying conditions from turn key recently renovated to older units in need of some love. Great opportunity to pick up a handful of units and start (or grow) your investment portfolio.

18. 2026-02-09
    historical $750
19. 2025-12-02
    listed $750
20. 2025-12-02
    historical $750
21. 2025-11-27
    listed $750
22. 2024-07-26
    soldstatus $110,000 Closed
23. 2024-06-01
    status Pending
24. 2023-11-30
    listed $130,000 Active
25. 2022-07-27
    price $160,000
26. 2022-07-26
    listed $80,000 Active
27. 2019-09-10
    soldstatus $241,500
28. 1982-12-16
    soldstatus $18,000

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $1,957 · $163/mo
• Expected delta: +$97/yr (+$8/mo · 5.2%)

ⓘ 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,220
• − Mortgage interest: −$7,282
• − Property taxes: −$1,859
• − Insurance: −$650
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$3,782
• Taxable income: $8,452
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $7,996/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: Steel Valley SD
• NCES district ID: 4222790
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $39,505
• Composite: 30.94/100
• National rank: #6111
• State rank: #403 of 539 in PA

Livability — Homestead

• Score: 77/100
• State rank: #366
• US rank: #3204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 18,029
• Household income: $55,714
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 669.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 20% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

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: ▼ -59.52%
• Current HPI: 292.5607
• Rent YoY: ▲ 4.06%
• 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

+622.2% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $130,000 West Penn MLS
• 2026-05-06 Price Changed $825,000 West Penn MLS
• 2026-03-24 Listed $135,000 West Penn MLS
• 2026-02-24 Listed $850,000 West Penn MLS
• 2026-02-09 Rental Removed $750 Avail
• 2025-12-02 Listed for Rent $750 Avail
• 2025-12-02 Rental Removed $750 APPFOLIO
• 2025-11-27 Listed for Rent $750 APPFOLIO
• 2024-07-26 Sold (MLS) $110,000 West Penn MLS
• 2024-06-01 Pending — West Penn MLS
• 2023-11-30 Listed $130,000 West Penn MLS
• 2022-07-27 Price Changed $160,000 West Penn MLS
• 2022-07-26 Listed $80,000 West Penn MLS
• 2019-09-10 Sold (Public Records) $241,500 Public Records
• 1982-12-16 Sold (Public Records) $18,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $1,859 · +3.2% YoY. Source: county tax records.