2132 Laketon Rd · Wilkinsburg, PA 15221

$20,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 127 Days on market

Built 1940 4,438 sqft lot $17/sqft · 84% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Wilkinsburg conveniently located on Laketon Road! This 3-bedroom, 1-bath brick home offers strong potential for the right buyer ready to renovate and restore. Featuring a traditional layout, fireplace, and classic brick exterior, this property is ready for a full transformation. Convenient access to major roadways including I-76, as well as shopping, dining, and public transportation. Ideal for investors or buyers looking to build equity through renovation. Don’t miss your chance to bring this property back to life!

Key facts

• Convenient access
• Major roadways
• Shopping

Tags

• FIREPLACE
• CLASSIC BRICK EXTERIOR
• CONVENIENT ACCESS
• MAJOR ROADWAYS
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 73.9% vs local median 11.3% in Wilkinsburg — 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 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 28 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).
• This rent runs 35% of the median local income ($55k/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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $20k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 8.01% ✓
• Cap rate: 73.91%
• Cash-on-cash: 241.49%
• DSCR: 11.74
• GRM: 1.0

CMA / ARV

• ARV (median comp): $124,055
• List price: $20,000
• Delta: -83.88%
• 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
2070 Boggs Ave	0.23mi	2/2.0 (-1)	1,144 (0%)	3mo	$140,000	$122	78
1074 Osage Dr	0.40mi	3/1.5	1,135 (-1%)	2mo	$219,900	$194	76
2165 Lindsay Rd	0.31mi	3/1.0	1,092 (-4%)	3mo	$150,000	$137	76
2036 Sampson St	0.39mi	3/2.0	1,218 (+6%)	1mo	$162,000	$133	66
361 Orin St	0.64mi	3/1.0	1,100 (-4%)	0mo	$125,500	$114	64
1533 Williamsburg Pl	0.45mi	2/1.5 (-1)	1,092 (-4%)	2mo	$185,000	$169	63
139 Howard St	0.72mi	3/1.0	1,160 (+1%)	5mo	$105,000	$91	60
108 Lavern St	0.66mi	3/1.5	1,176 (+3%)	4mo	$175,000	$149	60
711 Gaywood Dr	0.51mi	3/1.5	1,264 (+10%)	2mo	$242,000	$191	55
614 Churchill Ave	0.68mi	3/2.0	1,100 (-4%)	5mo	$174,500	$159	54
812 Parkway Ave	0.63mi	2/1.5 (-1)	1,269 (+11%)	2mo	$180,000	$142	43
111 Clinton Dr	0.73mi	3/1.0	1,275 (+12%)	5mo	$175,000	$137	42

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.87×
• Total profit: $66,453
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 28.11×
• Total profit: $151,807
• Equity at exit: $1,729

Cash invested: $5,600 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $1,071

Break-even live

Break-even rent $245

Max offer price $20,000

Occupancy floor 28%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2031 Chalfant St Pittsburgh, PA	3.0	1.5	1150	$1,950	$1.70	43d	1	0.15mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	4d	1	0.57mi
648 Southern Ave Penn Hills, PA	3.0	1.0	1100	$1,600	$1.45	7d	1	0.57mi
7534 Penn Bridge Ct Pittsburgh, PA	2.0	2.0	1259	$1,750	$1.39	43d	1	0.60mi
185 Howard St Pittsburgh, PA	2.0	1.0	1000	$1,250	$1.25	43d	1	0.62mi
3005 Laketon Rd Pittsburgh, PA	3.0	1.0	1100	$1,295	$1.18	14d	1	0.67mi
610 Churchill Ave Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	2d	1	0.68mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	0.73mi
7215 Beacon Hill Dr Pittsburgh, PA	2.0	2.0	1259	$1,795	$1.43	4d	1	0.75mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	43d	1	0.76mi
10043 Calvin St Pittsburgh, PA	2.0	1.0	778	$1,195	$1.54	43d	1	0.98mi
314 Penn Vista Dr Pittsburgh, PA	2.0	1.0	1150	$1,250	$1.09	43d	1	1.06mi
8612 Oakcrest Rd Pittsburgh, PA	2.0	1.0	1218	$1,450	$1.19	23d	1	1.06mi
62 Melvin Ct Penn Hills Township, PA	1.0–2.0	1.0	825	$1,549	$1.88	7d	2	1.07mi
641 Penny Dr Pittsburgh, PA	3.0	1.5	1199	$1,525	$1.27	14d	1	1.08mi
103 Grove Rd Verona, PA	3.0	1.5	1460	$1,450	$0.99	12d	1	1.16mi
10135 Pearl Rd Pittsburgh, PA	3.0	2.0	1163	$1,450	$1.25	23d	1	1.20mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	3d	15	1.21mi
216 Grove Rd Verona, PA	3.0	1.0	1165	$1,550	$1.33	43d	1	1.22mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	1.26mi
209 Briarwood Dr Pittsburgh, PA	3.0	2.0	1080	$1,500	$1.39	23d	1	1.28mi
220 Briarwood Dr Pittsburgh, PA	3.0	1.0	869	$1,465	$1.69	14d	1	1.29mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.32mi
150 Marshall Dr Pittsburgh, PA	3.0	1.5	923	$1,450	$1.57	23d	1	1.36mi
124 Dauntless Dr Pittsburgh, PA	3.0	1.0	1100	$1,395	$1.27	23d	1	1.38mi
457 Elias Dr #445 Pittsburgh, PA	2.0	1.0	888	$1,200	$1.35	17d	1	1.43mi
700 Filmore Rd Pittsburgh, PA	3.0	2.0	1072	$1,800	$1.68	12d	1	1.46mi
131 Jacob Dr Pittsburgh, PA	3.0	1.0	1144	$2,300	$2.01	1d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $20,000 Active 127 DOM
2. 2026-06-17
   days on market $20,000 Active 126 DOM
3. 2026-06-16
   days on market $20,000 Active 125 DOM
4. 2026-06-15
   days on market $20,000 Active 124 DOM
5. 2026-06-13
   days on market $20,000 Active 122 DOM
6. 2026-06-09
   days on market $20,000 Active 118 DOM
7. 2026-06-08
   days on market $20,000 Active 117 DOM
8. 2026-06-07
   days on market $20,000 Active 116 DOM
9. 2026-06-05
   days on market $20,000 Active 113 DOM
10. 2026-06-03
    days on market $20,000 Active 112 DOM
11. 2026-06-02
    days on market $20,000 Active 111 DOM
12. 2026-06-01
    days on market $20,000 Active 110 DOM
13. 2026-05-31
    days on market $20,000 Active 109 DOM
14. 2026-02-09
    listed $20,000 Active 548-char remark

    Show marketing remark (548 chars)

    Great opportunity in Wilkinsburg conveniently located on Laketon Road! This 3-bedroom, 1-bath brick home offers strong potential for the right buyer ready to renovate and restore. Featuring a traditional layout, fireplace, and classic brick exterior, this property is ready for a full transformation. Convenient access to major roadways including I-76, as well as shopping, dining, and public transportation. Ideal for investors or buyers looking to build equity through renovation. Don’t miss your chance to bring this property back to life!

15. 1977-08-23
    soldstatus $12,500

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $19,218
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$766
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$582
• Taxable income: $13,374
• Est. tax owed @ 24.0%: −$3,210
• After-tax cash flow: $9,647/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

+60.0% since first listed

2 events — show timeline

• 2026-02-09 Listed $20,000 West Penn MLS
• 1977-08-23 Sold (Public Records) $12,500 Public Records

Property tax history

-0.6%/yr

Latest (2026): $1,807 · +3.0% YoY. Source: county tax records.