2509 Grandview Ave · McKeesport, PA 15132

$104,900

3 bd · 1.5 ba · 2,199 sqft · SingleFamily public records · 20 Days on market

Built 1933 2,800 sqft lot Est $161k · 35% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Well cared for 3 bedroom with finished attic possible 4th bedroom, eat in kitchen with add area , formal dining room, central air , level lot plus detached garage!

Key facts

• Ample storage space
• Functional layout
• Detached garage

Tags

• 2 STORY TRADITIONAL HOME
• FUNCTIONAL LAYOUT
• INVITING LIVING SPACE
• AMPLE STORAGE SPACE
• GAS FORCED AIR HEATING
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property; Asphalt roof; Aluminum siding
• Construction: Aluminum siding construction; Asphalt roof
• Exterior features: Full basement

Interior

• Kitchen: Kitchen on main level (12x10)
• Bedrooms: Bedroom (Upper, 12x11); Bedroom (Upper, 8x8); Bedroom (Upper, 13x11)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Multi-pane windows with window treatments; Window treatments throughout

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

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; 9 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).
• At $1,338/mo this rent would consume 45% 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 $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $30k; list at $105k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $160,527
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2703 Grandview Ave	0.10mi	3/1.5	2,040 (-7%)	15mo	$24,000	$12	71
2317 James St	0.71mi	3/2.5	2,260 (+3%)	8mo	$217,000	$96	52
1410 Craig St	0.61mi	4/1.0 (+1)	2,006 (-9%)	2mo	$65,000	$32	49
2000 Eaton St	0.54mi	3/1.5	2,039 (-7%)	19mo	$175,000	$86	47
2713 Jenny Lind St	0.58mi	3/1.5	2,064 (-6%)	22mo	$45,000	$22	44
2121 Duquesne Ave	0.44mi	3/2.0	2,006 (-9%)	24mo	$154,000	$77	43
3314 Versailles Ave	0.67mi	4/2.5 (+1)	1,976 (-10%)	12mo	$159,900	$81	33
310 30th St	0.56mi	4/1.0 (+1)	1,980 (-10%)	22mo	$68,500	$35	32
1128 Mccleary St	0.72mi	4/2.5 (+1)	2,033 (-8%)	21mo	$148,000	$73	27

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,880
• Equity at exit: $15,641

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $32,458
• Equity at exit: $9,070

Cash invested: $29,372 (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 15132

• Home prices YoY: -32.9%
• Active inventory: 113
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$550
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $343

Break-even live

Break-even rent $903

Max offer price $104,900

Occupancy floor 69%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Grandview Ave McKeesport, PA	4.0	2.0	2550	$1,250	$0.49	17d	1	0.05mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	23d	1	0.25mi
3211 Walnut St McKeesport, PA	4.0	1.0	1434	$1,500	$1.05	7d	1	0.55mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	43d	1	0.58mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	43d	1	0.87mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	1d	1	1.19mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	23d	1	1.26mi
1507 Carnegie Ave McKeesport, PA	3.0	1.5	1600	$1,699	$1.06	14d	1	1.29mi
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	43d	1	1.33mi

Listing history 13 events

1. 2026-06-18
   days on market $104,900 Active 20 DOM
2. 2026-06-17
   days on market $104,900 Active 19 DOM
3. 2026-06-16
   days on market $104,900 Active 18 DOM
4. 2026-06-15
   days on market $104,900 Active 17 DOM
5. 2026-06-13
   days on market $104,900 Active 15 DOM
6. 2026-06-13
   days on market $104,900 Active 14 DOM
7. 2026-06-09
   days on market $104,900 Active 11 DOM
8. 2026-06-08
   days on market $104,900 Active 10 DOM
9. 2026-06-07
   days on market $104,900 Active 9 DOM
10. 2026-06-03
    days on market $104,900 Active 5 DOM
11. 2026-06-02
    days on market $104,900 Active 4 DOM
12. 2026-06-01
    days on market $104,900 Active 3 DOM
13. 2026-05-31
    days on market $104,900 Active 2 DOM

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$110/yr (+$9/mo · 7.7%)

ⓘ 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: $16,053
• − Mortgage interest: −$5,876
• − Property taxes: −$1,437
• − Insurance: −$524
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,052
• Taxable income: $2,596
• Est. tax owed @ 24.0%: −$623
• 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: 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

+192.2% since first listed

6 events — show timeline

• 2026-05-29 Listed $104,900 West Penn MLS
• 2013-12-09 Sold (Public Records) $30,000 Public Records
• 2013-12-06 Price Changed $30,000 West Penn MLS
• 2013-12-05 Sold (MLS) $30,000 West Penn MLS
• 2013-12-05 Price Changed $35,900 West Penn MLS
• 2013-09-26 Listed $35,900 West Penn MLS

Property tax history

+6.2%/yr

Latest (2026): $1,437 · +0.0% YoY. Source: county tax records.