533 Mccully St · White Oak, PA 15131

$89,900

2 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 36 Days on market

Built 1925 4,438 sqft lot Est $101k · 11% under

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Why this score? — see what drove the C+ 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 +24.8/30.0
• ARV discount +12.3/15.0
• DSCR +8.1/10.0
• 1% rule +7.9/10.0
• Livability +3.9/5.0
• 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

Spacious move in ready two story home with a level entry, large front covered porch, and an one car attached garage. Plenty of counter and cabinet space in the updated kitchen with stainless appliances. Upstairs you will find both bedrooms and the full bathroom. Enjoy the rear deck this fall with newer trex decking, overlooking the private back yard. The full, unfinished basement offers tons of additional storage space.

Key facts

• Upgraded countertops
• Spacious back porch
• 4,438 sq ft lot

Tags

• BRICK AND SIDING CONSTRUCTION
• STAINLESS STEEL APPLIANCES
• UPGRADED COUNTERTOPS
• SPACIOUS BACK PORCH
• FULL WALKOUT BASEMENT
• DEDICATED STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.1% in White Oak — 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 77/100 on livability (#339 in PA, #2,982 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D, amenities D-, commute 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: 33 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.29% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $100,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Bennett St	0.23mi	2/1.0	1,054 (-4%)	10mo	$40,000	$38	75
1126 Monongahela Blvd	0.16mi	2/2.0	1,009 (-8%)	2mo	$124,000	$123	74
211 Park Way	0.53mi	2/1.0	1,119 (+2%)	8mo	$85,000	$76	65
1707 Grandview Ave	0.73mi	2/1.0	1,120 (+2%)	1mo	$110,000	$98	61
2112 Dalton	0.64mi	3/1.0 (+1)	1,122 (+2%)	3mo	$75,000	$67	59
2396 Foster Rd	0.23mi	3/2.0 (+1)	1,200 (+10%)	11mo	$176,000	$147	55
2116 Barnsdale Ave	0.58mi	2/1.5	1,008 (-8%)	4mo	$43,500	$43	54
3113 Quay St	0.63mi	3/1.5 (+1)	1,152 (+5%)	3mo	$110,000	$95	53
3009 State St	0.56mi	3/1.0 (+1)	1,232 (+12%)	1mo	$76,000	$62	47
1608 Kansas Ave	0.74mi	3/1.0 (+1)	1,188 (+8%)	1mo	$180,000	$152	45
2104 Calvin St	0.73mi	2/2.0	1,200 (+10%)	5mo	$110,000	$92	42
1211 Meadow St	0.72mi	3/1.0 (+1)	992 (-9%)	8mo	$56,915	$57	39

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: $-2,322
• Equity at exit: $13,404

10-year hold

• IRR: 7.3%
• Equity multiple: 1.56×
• Total profit: $13,975
• Equity at exit: $7,773

Cash invested: $25,172 (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 15131

• Home prices YoY: -18.6%
• Active inventory: 33
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$471
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $191

Break-even live

Break-even rent $921

Max offer price $89,900

Occupancy floor 79%

Sensitivity live

Price	-10% $242	-5% $216	+0% $191	+5% $166	+10% $140
Rent	-10% $99	-5% $145	+0% $191	+5% $237	+10% $283
Rate	-1.0pp $236	-0.5pp $214	base $191	+0.5pp $168	+1.0pp $144

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	13d	1	0.15mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	16d	1	0.72mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	3d	1	0.74mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	44d	1	0.84mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	44d	1	0.85mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	24d	1	0.92mi
1827 California Ave Apt 2 Front Second Floor White Oak, PA	1.0	1.0	750	$900	$1.20	15d	1	1.00mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	44d	1	1.05mi
152 Royal Oak Dr White Oak, PA	1.0–2.0	1.0–2.0	930	$1,445	$1.55	2d	9	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $89,900 Active 36 DOM
2. 2026-06-17
   days on market $89,900 Active 35 DOM
3. 2026-06-16
   days on market $89,900 Active 34 DOM
4. 2026-06-15
   days on market $89,900 Active 33 DOM
5. 2026-06-13
   days on market $89,900 Active 31 DOM
6. 2026-06-13
   days on market $89,900 Active 30 DOM
7. 2026-06-10
   price $89,900 Active 27 DOM
8. 2026-06-09
   days on market $104,900 Active 27 DOM
9. 2026-06-08
   days on market $104,900 Active 26 DOM
10. 2026-06-07
    days on market $104,900 Active 25 DOM
11. 2026-06-03
    status $104,900 Active 21 DOM
12. 2026-02-16
    status Pending
13. 2026-01-26
    listed $104,900 Active
14. 2026-01-07
    historical Expired 423-char remark

    Show marketing remark (423 chars)

    Spacious move in ready two story home with a level entry, large front covered porch, and an one car attached garage. Plenty of counter and cabinet space in the updated kitchen with stainless appliances. Upstairs you will find both bedrooms and the full bathroom. Enjoy the rear deck this fall with newer trex decking, overlooking the private back yard. The full, unfinished basement offers tons of additional storage space.

15. 2025-11-17
    price $109,900 423-char remark

    Show marketing remark (423 chars)

    Spacious move in ready two story home with a level entry, large front covered porch, and an one car attached garage. Plenty of counter and cabinet space in the updated kitchen with stainless appliances. Upstairs you will find both bedrooms and the full bathroom. Enjoy the rear deck this fall with newer trex decking, overlooking the private back yard. The full, unfinished basement offers tons of additional storage space.

16. 2025-10-06
    listed $119,900 Active 423-char remark

    Show marketing remark (423 chars)

    Spacious move in ready two story home with a level entry, large front covered porch, and an one car attached garage. Plenty of counter and cabinet space in the updated kitchen with stainless appliances. Upstairs you will find both bedrooms and the full bathroom. Enjoy the rear deck this fall with newer trex decking, overlooking the private back yard. The full, unfinished basement offers tons of additional storage space.

17. 2022-03-28
    soldstatus $78,000
18. 2013-04-28
    listed $78,000 515-char remark

    Show marketing remark (515 chars)

    Gorgeous new kitchen with stainless appliances. Hardwood floors refinished and re stained. 26x16 trex deck from kitchen. New windows, 200 amp electric service and a Goodman furnace. The bedrooms are huge. The master has recessed lighting, 13x03 closet and 5x2 additional closet space! the second bedroom features new paint and a cedar closet. The attic has pull down steps and complete storage. Additional 25x120 lot included. One car attached garage is a bonus!Large basement with two storage rooms, Newer windows

19. 2009-10-26
    soldstatus $77,000
20. 1986-10-30
    soldstatus $25,944
21. 1979-05-17
    soldstatus $25,000

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,620 · $218/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: $13,947
• − Mortgage interest: −$5,036
• − Property taxes: −$2,620
• − Insurance: −$450
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,615
• Taxable income: $995
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,053/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 — White Oak

• Score: 77/100
• State rank: #339
• US rank: #2982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, PA
• City population: 8,451
• Population (ZIP): 8,451

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Scotch-Irish 5% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -53.53%
• Current HPI: 233.6591
• 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

+319.6% since first listed

10 events — show timeline

• 2026-02-16 Pending — West Penn MLS
• 2026-01-26 Listed $104,900 West Penn MLS
• 2026-01-07 Delisted — West Penn MLS
• 2025-11-17 Price Changed $109,900 West Penn MLS
• 2025-10-06 Listed $119,900 West Penn MLS
• 2022-03-28 Sold (Public Records) $78,000 Public Records
• 2013-04-28 Listed $78,000 West Penn MLS
• 2009-10-26 Sold (Public Records) $77,000 Public Records
• 1986-10-30 Sold (Public Records) $25,944 Public Records
• 1979-05-17 Sold (Public Records) $25,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $2,620 · +0.0% YoY. Source: county tax records.