2622 Milburn St · McKeesport, PA 15132

$73,900

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 282 Days on market

Built 1903 2,500 sqft lot $40/sqft · 33% below area Est $110k · 33% 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 +3.3/5.0
• 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

Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, and an unfinished basement. Home is currently under construction being completely renovated and will be listed for a higher price. Come check it out if you want to be first in line to make this your home!

Key facts

• 2,500 sq ft lot
• Garage
• Built 1903

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 10.3% in 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 66/100 on livability (#1,089 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D, crime 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: 113 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 45% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $511 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $11k; list at $74k implies a 572% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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 1903 — 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. 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?
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: 1.79% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.32%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (median comp): $110,352
• List price: $73,900
• Delta: -33.03%
• 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
2810 Jenny Lind St	0.42mi	3/1.0	1,852 (+0%)	6mo	$19,900	$11	75
2623 Grandview Ave	0.21mi	4/1.5 (+1)	1,660 (-10%)	3mo	$147,000	$89	64
2622 Harrison St	0.24mi	3/1.5	1,628 (-12%)	4mo	$95,000	$58	64
2302-2304 Walnut St #2302	0.63mi	4/2.0 (+1)	1,846 (-0%)	4mo	$133,790	$72	58
323 24th St	0.59mi	3/1.0	1,764 (-5%)	8mo	$134,900	$76	57
403 25th St	0.53mi	4/1.5 (+1)	1,800 (-3%)	10mo	$30,000	$17	56
405 Diehl Dr	0.67mi	3/1.5	1,725 (-7%)	4mo	$151,000	$88	53
2714 Jenny Lind St	0.45mi	3/1.0	1,654 (-11%)	12mo	$46,400	$28	52
1410 Craig St	0.65mi	4/1.0 (+1)	2,006 (+8%)	2mo	$65,000	$32	49
1316 Craig St	0.68mi	3/1.5	1,653 (-11%)	4mo	$127,500	$77	45
1208 Meadow St	0.74mi	4/2.0 (+1)	1,716 (-7%)	4mo	$110,000	$64	42
312 Beckman Dr	0.64mi	4/2.5 (+1)	1,597 (-14%)	4mo	$259,900	$163	33

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: 26.2%
• Equity multiple: 2.08×
• Total profit: $22,440
• Equity at exit: $11,019

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $63,903
• Equity at exit: $6,390

Cash invested: $20,692 (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: 113
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$388
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $540

Break-even live

Break-even rent $641

Max offer price $73,900

Occupancy floor 54%

Sensitivity live

Price	-10% $582	-5% $561	+0% $540	+5% $519	+10% $498
Rent	-10% $435	-5% $488	+0% $540	+5% $592	+10% $645
Rate	-1.0pp $577	-0.5pp $559	base $540	+0.5pp $521	+1.0pp $501

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: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	24d	1	0.13mi
2311 Grandview Ave McKeesport, PA	4.0	2.0	2550	$1,250	$0.49	17d	1	0.28mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	8d	1	0.31mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	3d	1	0.50mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	44d	1	0.53mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	24d	1	0.63mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	44d	1	0.85mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	24d	1	1.11mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	24d	1	1.16mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	15d	1	1.21mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	2d	1	1.44mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	44d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $73,900 Active 282 DOM
2. 2026-06-17
   days on market $73,900 Active 281 DOM
3. 2026-06-16
   days on market $73,900 Active 280 DOM
4. 2026-06-15
   days on market $73,900 Active 279 DOM
5. 2026-06-13
   days on market $73,900 Active 277 DOM
6. 2026-06-13
   days on market $73,900 Active 276 DOM
7. 2026-06-09
   days on market $73,900 Active 273 DOM
8. 2026-06-08
   days on market $73,900 Active 272 DOM
9. 2026-06-07
   days on market $73,900 Active 271 DOM
10. 2026-06-03
    days on market $73,900 Active 267 DOM
11. 2026-06-02
    days on market $73,900 Active 266 DOM
12. 2026-06-01
    days on market $73,900 Active 265 DOM
13. 2026-05-31
    days on market $73,900 Active 264 DOM
14. 2025-12-17
    status Active 459-char remark

    Show marketing remark (459 chars)

    Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, and an unfinished basement. Home is currently under construction being completely renovated and will be listed for a higher price. Come check it out if you want to be first in line to make this your home!

15. 2025-12-05
    historical Contingent 459-char remark

    Show marketing remark (459 chars)

    Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, and an unfinished basement. Home is currently under construction being completely renovated and will be listed for a higher price. Come check it out if you want to be first in line to make this your home!

16. 2025-09-09
    listed $73,900 Active 459-char remark

    Show marketing remark (431 chars)

    Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, an unfinished basement and is ready for its new owner to put some finishing touches on and make it their own. Perfect to add to your investment portfolio for instant cash flow!

17. 2025-09-09
    historical Expired 431-char remark

    Show marketing remark (431 chars)

    Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, an unfinished basement and is ready for its new owner to put some finishing touches on and make it their own. Perfect to add to your investment portfolio for instant cash flow!

18. 2025-09-03
    price $73,900 431-char remark

    Show marketing remark (431 chars)

    Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, an unfinished basement and is ready for its new owner to put some finishing touches on and make it their own. Perfect to add to your investment portfolio for instant cash flow!

19. 2024-10-13
    price $78,900 431-char remark

    Show marketing remark (431 chars)

    Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, an unfinished basement and is ready for its new owner to put some finishing touches on and make it their own. Perfect to add to your investment portfolio for instant cash flow!

20. 2024-09-10
    listed $79,000 Active 431-char remark

    Show marketing remark (431 chars)

    Beautiful brick colonial on a corner lot that offers four bedrooms and one full bath with a TWO car detached garage. Beautiful floors, freshly painted throughout, & move in ready. Flat & usable back yard. This home offers a formal dining room, an unfinished basement and is ready for its new owner to put some finishing touches on and make it their own. Perfect to add to your investment portfolio for instant cash flow!

21. 2016-08-23
    price $11,000
22. 2016-08-22
    soldstatus $11,000 Sold
23. 2016-07-25
    status Under Contract
24. 2016-07-25
    price $14,900
25. 2016-07-21
    historical Contingent
26. 2016-07-14
    price $14,900
27. 2016-06-20
    price $16,900
28. 2016-05-20
    price $19,900
29. 2016-04-14
    price $24,900
30. 2016-03-16
    listed $29,900 Active
31. 2006-05-09
    soldstatus $38,000
32. 1997-03-07
    soldstatus $15,500

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$57/yr (+$5/mo · 5.4%)

ⓘ 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: $15,892
• − Mortgage interest: −$4,140
• − Property taxes: −$1,054
• − Insurance: −$370
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,150
• Taxable income: $5,637
• Est. tax owed @ 24.0%: −$1,353
• After-tax cash flow: $5,128/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 — McKeesport

• Score: 66/100
• State rank: #1089
• US rank: #12321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKeesport, PA
• County: Allegheny County · 1,022,028 people
• City population: 25,010
• 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

+376.8% since first listed

19 events — show timeline

• 2025-12-17 Relisted — West Penn MLS
• 2025-12-05 Contingent — West Penn MLS
• 2025-09-09 Delisted — West Penn MLS
• 2025-09-09 Listed $73,900 West Penn MLS
• 2025-09-03 Price Changed $73,900 West Penn MLS
• 2024-10-13 Price Changed $78,900 West Penn MLS
• 2024-09-10 Listed $79,000 West Penn MLS
• 2016-08-23 Price Changed $11,000 West Penn MLS
• 2016-08-22 Sold (MLS) $11,000 West Penn MLS
• 2016-07-25 Pending — West Penn MLS
• 2016-07-25 Price Changed $14,900 West Penn MLS
• 2016-07-21 Contingent — West Penn MLS
• 2016-07-14 Price Changed $14,900 West Penn MLS
• 2016-06-20 Price Changed $16,900 West Penn MLS
• 2016-05-20 Price Changed $19,900 West Penn MLS
• 2016-04-14 Price Changed $24,900 West Penn MLS
• 2016-03-16 Listed $29,900 West Penn MLS
• 2006-05-09 Sold (Public Records) $38,000 Public Records
• 1997-03-07 Sold (Public Records) $15,500 Public Records

Property tax history

+1.1%/yr

Latest (2026): $1,054 · +0.0% YoY. Source: county tax records.