939 Josephine St · East McKeesport, PA 15035

$37,500

2 bd · 1.0 ba · 764 sqft · SingleFamily public records · 6 Days on market

Built 1940 3,750 sqft lot ↓ 17% since listing

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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 +7.5/15.0
• 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

GREAT STARTER IN VERY NICE AREA, NEWER WIND, S, PRV SIDE PORCH, APPL, S, CEN-AIR TAX APPROX, L/B ON SIDE DOOR

Key facts

• Bonus room
• Above-ground pool
• 3,750 sq ft lot

Tags

• ABOVE-GROUND POOL
• BONUS ROOM
• COMMUTE TO MONROEVILLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $38k).
• Cap rate 20.4% vs local median 6.2% in East McKeesport — 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 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.
• Zoned schools: Logan El Sch (math 12% / reading 31%, grade F, #1,238 of 1,518 statewide, top 82%, 704 students, 100% FRL); East Allegheny Jshs (math 18% / reading 27%, grade F, #383 of 437 statewide, top 88%, 670 students, 87% FRL) — zoned schools average 94% FRL vs 55% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $259 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,500

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: 2.37% ✓
• Cap rate: 20.43%
• Cash-on-cash: 50.49%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $102,376
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
449 Madison St	0.14mi	2/1.0	794 (+4%)	17mo	$99,900	$126	73
217 James St	0.45mi	2/1.0	750 (-2%)	7mo	$12,000	$16	70
605 Pittsburgh St	0.15mi	1/1.5 (-1)	854 (+12%)	5mo	$90,000	$105	62
110 James St	0.32mi	2/1.0	713 (-7%)	21mo	$104,000	$146	56
1116 Morrelle Ave	0.26mi	2/1.0	825 (+8%)	23mo	$89,000	$108	56
233 James St	0.51mi	2/1.0	713 (-7%)	20mo	$117,000	$164	48
227 Marguerite Ave. Rear	0.60mi	2/1.5	780 (+2%)	22mo	$70,000	$90	48
337 Sarah St	0.53mi	2/1.5	875 (+14%)	5mo	$130,000	$149	45
1212 Center Ave	0.63mi	3/1.5 (+1)	840 (+10%)	3mo	$150,000	$179	44
413 Rustic Rd	0.70mi	2/1.0	788 (+3%)	23mo	$105,400	$134	43

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: 48.3%
• Equity multiple: 3.10×
• Total profit: $22,075
• Equity at exit: $5,591

10-year hold

• IRR: 53.9%
• Equity multiple: 6.29×
• Total profit: $55,508
• Equity at exit: $3,242

Cash invested: $10,500 (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: 19
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $887 high
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $442

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 45%

Sensitivity live

Price	-10% $468	-5% $455	+0% $442	+5% $429	+10% $416
Rent	-10% $372	-5% $407	+0% $442	+5% $477	+10% $512
Rate	-1.0pp $461	-0.5pp $451	base $442	+0.5pp $432	+1.0pp $422

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
930 Punta Gorda Ave Unit 1 East McKeesport, PA	1.0	1.0	700	$750	$1.07	4d	1	0.08mi
569 Woodmont Ave Apt B East McKeesport, PA	2.0	1.0	1000	$1,200	$1.20	18d	1	0.33mi
569 Woodmont Ave Unit C East McKeesport, PA	2.0	1.0	1000	$1,000	$1.00	18d	1	0.33mi
450 Card Ave Unit 1 Wilmerding, PA	1.0	1.0	900	$700	$0.78	25d	1	0.46mi
210 Westinghouse Ave Unit 210-D Wilmerding, PA	2.0	1.0	800	$999	$1.25	45d	1	0.64mi
210 Westinghouse Ave Unit 210-E Wilmerding, PA	2.0	1.0	800	$999	$1.25	16d	1	0.64mi
210 Westinghouse Ave Unit 222-A Wilmerding, PA	1.0	1.0	600	$785	$1.31	45d	1	0.64mi
1806 Greensburg Ave North Versailles Township, PA	1.0–2.0	1.0	750	$1,015	$1.35	3d	10	0.79mi
215 Grant St Wall, PA	2.0	2.5	960	$750	$0.78	45d	1	0.88mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	18d	1	0.92mi
287 Palma St North Versailles, PA	3.0	1.5	1008	$1,395	$1.38	45d	1	1.29mi
510 E Pittsburgh McKeesport Blvd Unit 3 North Versailles Township, PA	1.0	1.0	553	$800	$1.45	45d	1	1.49mi
510 E Pittsburgh McKeesport Blvd Unit 1 North Versailles Township, PA	2.0	1.0	663	$950	$1.43	25d	1	1.49mi

Listing history 5 events

1. 2026-04-06
   status Pending
2. 2026-03-30
   listed $37,500 Active
3. 2000-06-14
   soldstatus $45,000
4. 2000-06-12
   soldstatus $45,000 109-char remark

   Show marketing remark (109 chars)

   GREAT STARTER IN VERY NICE AREA, NEWER WIND, S, PRV SIDE PORCH, APPL, S, CEN-AIR TAX APPROX, L/B ON SIDE DOOR

5. 1999-10-09
   listed $45,300 109-char remark

   Show marketing remark (109 chars)

   GREAT STARTER IN VERY NICE AREA, NEWER WIND, S, PRV SIDE PORCH, APPL, S, CEN-AIR TAX APPROX, L/B ON SIDE DOOR

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,647
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$852
• − Management: −$852
• − Depreciation: −$1,091
• Taxable income: $5,002
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,101/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

-17.2% since first listed

5 events — show timeline

• 2026-04-06 Pending — West Penn MLS
• 2026-03-30 Listed $37,500 West Penn MLS
• 2000-06-14 Sold (Public Records) $45,000 Public Records
• 2000-06-12 Sold (MLS) $45,000 West Penn MLS
• 1999-10-09 Listed $45,300 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $2,033 · +0.0% YoY. Source: county tax records.