130 Harphen St · Versailles, PA 15132

$164,900

4 bd · 2.5 ba · 1,850 sqft · SingleFamily public records · 161 Days on market

Built 1965 5,898 sqft lot $89/sqft · at area comps Est $172k · at est.

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +9.4/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• 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

Welcome home to this charming single-family home featuring 4 bedrooms and 2.5 full bath. Enjoy an inviting open floor plan with great natural light throughout. The spacious backyard offers endless possibilities—perfect for entertaining, gardening, or future expansion. A wonderful opportunity for first-time buyers or anyone seeking single-level living!

Key facts

• Open floor plan
• Spacious backyard
• Single-level living

Tags

• OPEN FLOOR PLAN
• SPACIOUS BACKYARD
• SINGLE-LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $30 ($360/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (11.6% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#318 in PA, #2,831 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, health & safety D+, employment 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: 114 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $1,458/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 1239% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $165k implies a 371% gain — meaningful room to come down on a strong offer.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (median comp): $172,272
• List price: $164,900
• Delta: -4.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4619 3rd St	0.52mi	4/2.0	1,871 (+1%)	11mo	$165,000	$88	63
721 High St	0.19mi	4/2.0	1,682 (-9%)	23mo	$170,000	$101	55
5015 Walnut St	0.43mi	4/2.0	2,034 (+10%)	8mo	$35,000	$17	55
933 Mcintosh Dr	0.38mi	3/2.5 (-1)	1,611 (-13%)	5mo	$105,000	$65	52
405 Diehl Dr	0.55mi	3/1.5 (-1)	1,725 (-7%)	4mo	$151,000	$88	51
16 Olympia Park Plz	0.45mi	4/2.0	1,600 (-14%)	7mo	$62,000	$39	49
312 Beckman Dr	0.64mi	4/2.5	1,597 (-14%)	4mo	$259,900	$163	44
223 Halsey Dr	0.61mi	3/2.0 (-1)	1,649 (-11%)	7mo	$176,000	$107	40
716 Bayne St	0.22mi	3/1.0 (-1)	1,586 (-14%)	19mo	$114,000	$72	39
6102 Roslyn St	0.54mi	3/1.0 (-1)	1,593 (-14%)	4mo	$110,000	$69	37
4603 2nd St	0.57mi	3/1.0 (-1)	1,646 (-11%)	19mo	$124,000	$75	28

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-24,800
• Equity at exit: $24,587

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-19,091
• Equity at exit: $14,258

Cash invested: $46,172 (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 15132

• Home prices YoY: -32.9%
• Active inventory: 114
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$865
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $30

Break-even live

Break-even rent $1,421

Max offer price $164,900

Occupancy floor 93%

Sensitivity live

Price	-10% $123	-5% $77	+0% $30	+5% $-17	+10% $-63
Rent	-10% $-85	-5% $-28	+0% $30	+5% $88	+10% $145
Rate	-1.0pp $113	-0.5pp $72	base $30	+0.5pp $-13	+1.0pp $-56

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	9d	1	1.12mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	25d	1	1.21mi
2311 Grandview Ave McKeesport, PA	4.0	2.0	2550	$1,250	$0.49	19d	1	1.25mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	25d	1	1.31mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $164,900 Active 161 DOM
2. 2026-06-18
   days on market $164,900 Active 158 DOM
3. 2026-06-17
   days on market $164,900 Active 157 DOM
4. 2026-06-16
   days on market $164,900 Active 156 DOM
5. 2026-06-15
   days on market $164,900 Active 155 DOM
6. 2026-06-13
   days on market $164,900 Active 153 DOM
7. 2026-06-13
   pricedays on market $164,900 Active 152 DOM
8. 2026-06-09
   days on market $179,900 Active 149 DOM
9. 2026-06-08
   days on market $179,900 Active 148 DOM
10. 2026-06-07
    days on market $179,900 Active 147 DOM
11. 2026-06-03
    status $179,900 Active 143 DOM
12. 2026-05-04
    status Pending 359-char remark

    Show marketing remark (359 chars)

    Welcome home to this charming single-family home featuring 4 bedrooms and 2.5 full bath. Enjoy an inviting open floor plan with great natural light throughout. The spacious backyard offers endless possibilities—perfect for entertaining, gardening, or future expansion. A wonderful opportunity for first-time buyers or anyone seeking single-level living!

13. 2026-01-22
    price $179,900 359-char remark

    Show marketing remark (359 chars)

    Welcome home to this charming single-family home featuring 4 bedrooms and 2.5 full bath. Enjoy an inviting open floor plan with great natural light throughout. The spacious backyard offers endless possibilities—perfect for entertaining, gardening, or future expansion. A wonderful opportunity for first-time buyers or anyone seeking single-level living!

14. 2026-01-15
    price $184,900 359-char remark

    Show marketing remark (359 chars)

    Welcome home to this charming single-family home featuring 4 bedrooms and 2.5 full bath. Enjoy an inviting open floor plan with great natural light throughout. The spacious backyard offers endless possibilities—perfect for entertaining, gardening, or future expansion. A wonderful opportunity for first-time buyers or anyone seeking single-level living!

15. 2026-01-08
    price $189,900 359-char remark

    Show marketing remark (359 chars)

    Welcome home to this charming single-family home featuring 4 bedrooms and 2.5 full bath. Enjoy an inviting open floor plan with great natural light throughout. The spacious backyard offers endless possibilities—perfect for entertaining, gardening, or future expansion. A wonderful opportunity for first-time buyers or anyone seeking single-level living!

16. 2025-12-12
    listed $194,900 Active 359-char remark

    Show marketing remark (359 chars)

    Welcome home to this charming single-family home featuring 4 bedrooms and 2.5 full bath. Enjoy an inviting open floor plan with great natural light throughout. The spacious backyard offers endless possibilities—perfect for entertaining, gardening, or future expansion. A wonderful opportunity for first-time buyers or anyone seeking single-level living!

17. 2017-02-22
    price $35,000 107-char remark

    Show marketing remark (107 chars)

    House on a small dead end street. Large rooms, needs some cosmetic repairs. Needs new kitchen. Great value.

18. 2017-02-15
    soldstatus $35,000
19. 2017-02-10
    soldstatus $35,000 Sold 107-char remark

    Show marketing remark (107 chars)

    House on a small dead end street. Large rooms, needs some cosmetic repairs. Needs new kitchen. Great value.

20. 2017-01-07
    status Under Contract 107-char remark

    Show marketing remark (107 chars)

    House on a small dead end street. Large rooms, needs some cosmetic repairs. Needs new kitchen. Great value.

21. 2016-11-30
    price $47,000 107-char remark

    Show marketing remark (107 chars)

    House on a small dead end street. Large rooms, needs some cosmetic repairs. Needs new kitchen. Great value.

22. 2016-11-30
    listed $45,000 Active 107-char remark

    Show marketing remark (107 chars)

    House on a small dead end street. Large rooms, needs some cosmetic repairs. Needs new kitchen. Great value.

23. 2012-08-01
    soldstatus $33,900
24. 2012-07-18
    price $44,000
25. 2012-07-18
    soldstatus $33,900
26. 2012-05-23
    listed $33,900
27. 2010-09-19
    listed $109,900
28. 1997-12-23
    soldstatus $93,200
29. 1994-06-07
    soldstatus $38,619

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,435 · $203/mo
• Expected delta: +$170/yr (+$14/mo · 7.5%)

ⓘ 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
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,502
• − Mortgage interest: −$9,237
• − Property taxes: −$2,265
• − Insurance: −$824
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,797
• Taxable loss: −$2,422
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $941/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 — Versailles

• Score: 77/100
• State rank: #318
• US rank: #2831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Versailles, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 18,898
• Household income: $35,397
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1239.0

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: 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%

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

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

+365.8% since first listed

18 events — show timeline

• 2026-05-04 Pending — West Penn MLS
• 2026-01-22 Price Changed $179,900 West Penn MLS
• 2026-01-15 Price Changed $184,900 West Penn MLS
• 2026-01-08 Price Changed $189,900 West Penn MLS
• 2025-12-12 Listed $194,900 West Penn MLS
• 2017-02-22 Price Changed $35,000 West Penn MLS
• 2017-02-15 Sold (Public Records) $35,000 Public Records
• 2017-02-10 Sold (MLS) $35,000 West Penn MLS
• 2017-01-07 Pending — West Penn MLS
• 2016-11-30 Price Changed $47,000 West Penn MLS
• 2016-11-30 Listed $45,000 West Penn MLS
• 2012-08-01 Sold (Public Records) $33,900 Public Records
• 2012-07-18 Sold (MLS) $33,900 West Penn MLS
• 2012-07-18 Price Changed $44,000 West Penn MLS
• 2012-05-23 Listed $33,900 West Penn MLS
• 2010-09-19 Listed $109,900 West Penn MLS
• 1997-12-23 Sold (Public Records) $93,200 Public Records
• 1994-06-07 Sold (Public Records) $38,619 Public Records

Property tax history

+2.3%/yr

Latest (2026): $2,265 · +0.0% YoY. Source: county tax records.