111 Robin St · East McKeesport, PA 15137

$79,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 28 Days on market

Built 1940 6,629 sqft lot $72/sqft · 46% below area Est $149k · 46% 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 +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in North Versailles! This 2-bedroom, 1-bath home offers a solid opportunity for a value-add project. Featuring off-street parking and a functional layout, the property is ready for cosmetic updates to unlock its full potential. Ideal for a flip, rental, or portfolio addition—bring your vision and make it shine!

Key facts

• Value-add project
• Functional layout
• Off-street parking

Tags

• OFF-STREET PARKING
• FUNCTIONAL LAYOUT
• VALUE-ADD PROJECT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/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: $79k (1.5% 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: 31 active listings in the ZIP; 9 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 $552 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $80k 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 5.5

CMA / ARV

• ARV (median comp): $148,883
• List price: $79,900
• Delta: -46.33%
• 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
113 Robin St	0.01mi	2/1.0	1,104 (0%)	7mo	$118,500	$107	94
313 Delaware Ave	0.14mi	2/1.0	1,060 (-4%)	2mo	$125,000	$118	86
118 Delaware Ave	0.21mi	2/1.5	1,120 (+1%)	4mo	$94,700	$85	82
321 Arlington Ave	0.09mi	3/1.0 (+1)	1,232 (+12%)	4mo	$145,000	$118	68
113 Lincoln Ave	0.37mi	2/2.0	1,010 (-8%)	1mo	$231,000	$229	64
635 Larimer Ave	0.58mi	3/2.0 (+1)	1,100 (-0%)	4mo	$165,000	$150	60
713 Lynda Ln	0.60mi	3/2.0 (+1)	1,092 (-1%)	2mo	$158,000	$145	60
1315 Greensburg Pike	0.39mi	3/1.0 (+1)	980 (-11%)	2mo	$154,500	$158	56
300 Taylor St	0.72mi	3/1.5 (+1)	1,120 (+1%)	5mo	$167,000	$149	53
1110 Melrose Ave	0.62mi	2/1.0	970 (-12%)	8mo	$32,500	$34	44
729 Naysmith Rd	0.67mi	2/1.0	972 (-12%)	9mo	$136,000	$140	41
615 Lynda Ln	0.66mi	2/1.5	940 (-15%)	8mo	$119,900	$128	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: 11.0%
• Equity multiple: 1.44×
• Total profit: $9,764
• Equity at exit: $11,913

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $37,872
• Equity at exit: $6,908

Cash invested: $22,372 (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 15137

• Home prices YoY: -9.2%
• Active inventory: 31
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$419
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $356

Break-even live

Break-even rent $755

Max offer price $79,900

Occupancy floor 65%

Sensitivity live

Price	-10% $401	-5% $378	+0% $356	+5% $333	+10% $311
Rent	-10% $261	-5% $308	+0% $356	+5% $403	+10% $451
Rate	-1.0pp $396	-0.5pp $376	base $356	+0.5pp $335	+1.0pp $314

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	15d	1	0.18mi
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	4d	1	0.68mi
450 Card Ave Unit 1 Wilmerding, PA	1.0	1.0	900	$700	$0.78	24d	1	0.98mi
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	18d	1	0.98mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	18d	1	0.98mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	2d	10	1.01mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	44d	1	1.08mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	15d	1	1.22mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	44d	1	1.22mi

Listing history 5 events

1. 2026-05-18
   status Pending 335-char remark

   Show marketing remark (335 chars)

   Investor special in North Versailles! This 2-bedroom, 1-bath home offers a solid opportunity for a value-add project. Featuring off-street parking and a functional layout, the property is ready for cosmetic updates to unlock its full potential. Ideal for a flip, rental, or portfolio addition—bring your vision and make it shine!

2. 2026-05-07
   price $79,900 335-char remark

   Show marketing remark (335 chars)

   Investor special in North Versailles! This 2-bedroom, 1-bath home offers a solid opportunity for a value-add project. Featuring off-street parking and a functional layout, the property is ready for cosmetic updates to unlock its full potential. Ideal for a flip, rental, or portfolio addition—bring your vision and make it shine!

3. 2026-04-30
   price $84,000 335-char remark

   Show marketing remark (335 chars)

   Investor special in North Versailles! This 2-bedroom, 1-bath home offers a solid opportunity for a value-add project. Featuring off-street parking and a functional layout, the property is ready for cosmetic updates to unlock its full potential. Ideal for a flip, rental, or portfolio addition—bring your vision and make it shine!

4. 2026-04-20
   listed $89,900 Active 335-char remark

   Show marketing remark (335 chars)

   Investor special in North Versailles! This 2-bedroom, 1-bath home offers a solid opportunity for a value-add project. Featuring off-street parking and a functional layout, the property is ready for cosmetic updates to unlock its full potential. Ideal for a flip, rental, or portfolio addition—bring your vision and make it shine!

5. 1977-12-22
   soldstatus $21,000

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,466
• − Mortgage interest: −$4,476
• − Property taxes: −$1,730
• − Insurance: −$400
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,324
• Taxable income: $3,222
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,497/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

• County: Allegheny County · 1,022,028 people
• City population: 2,063
• Metro: Pittsburgh, PA
• Population (ZIP): 10,043
• Household income: $53,632
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 393.0

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 (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 97% English-only · Vietnamese 2%

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: ▼ -25.43%
• Current HPI: 252.4089
• 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

+280.5% since first listed

5 events — show timeline

• 2026-05-18 Pending — West Penn MLS
• 2026-05-07 Price Changed $79,900 West Penn MLS
• 2026-04-30 Price Changed $84,000 West Penn MLS
• 2026-04-20 Listed $89,900 West Penn MLS
• 1977-12-22 Sold (Public Records) $21,000 Public Records

Property tax history

-0.2%/yr

Latest (2026): $1,730 · +0.0% YoY. Source: county tax records.