614 Evans Ave · McKeesport, PA 15132

$52,500

6 bd · 2.0 ba · — sqft · MultiFamily · 299 Days on market

Built 1905 Poor condition 8,916 sqft lot ↓ 12% since listing

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Wonderful opportunity to start your investing business or add to your portfolio. With a little TLC this property can be up and running quickly. Located with in walking distance to UPMC McKeesport and several other large employers.

Key facts

• 8,916 sq ft lot
• Built 1905
• Listed 298 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $52k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.6% 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; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $2,194/mo this rent would consume 74% 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 $363 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.18% ✓
• Cap rate: 37.62%
• Cash-on-cash: 111.87%
• DSCR: 5.98
• GRM: 2.0

CMA / ARV

No comps found within radius.

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1233-1235 Park St	0.36mi	5/3.0 (-1)	—	6mo	$142,500	—	57
1608 Union Ave	0.52mi	6/4.0	—	11mo	$136,500	—	46
2902 Garbett St	0.63mi	6/5.5	—	1mo	$45,000	—	44
1834 Flagler	0.70mi	5/3.0 (-1)	—	14mo	$118,000	—	34

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: —
• Equity multiple: 6.12×
• Total profit: $75,307
• Equity at exit: $7,828

10-year hold

• IRR: —
• Equity multiple: 12.82×
• Total profit: $173,686
• Equity at exit: $4,539

Cash invested: $14,700 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$275
• Tax est. 1.5%: −$66 /mo · $788/yr
• Insurance: −$22
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,315

Break-even live

Break-even rent $530

Max offer price $52,500

Occupancy floor 35%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,194
Total (2 units)			$2,194

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   days on market $52,500 Active 299 DOM
2. 2026-06-13
   days on market $52,500 Active 297 DOM
3. 2026-06-13
   days on market $52,500 Active 296 DOM
4. 2026-06-09
   days on market $52,500 Active 293 DOM
5. 2026-06-08
   days on market $52,500 Active 292 DOM
6. 2026-06-07
   days on market $52,500 Active 291 DOM
7. 2026-06-03
   days on market $52,500 Active 287 DOM
8. 2026-06-02
   days on market $52,500 Active 286 DOM
9. 2026-06-01
   days on market $52,500 Active 285 DOM
10. 2026-05-31
    days on market $52,500 Active 284 DOM
11. 2025-12-11
    price $52,500 230-char remark

    Show marketing remark (230 chars)

    Wonderful opportunity to start your investing business or add to your portfolio. With a little TLC this property can be up and running quickly. Located with in walking distance to UPMC McKeesport and several other large employers.

12. 2025-11-26
    status Active 230-char remark

    Show marketing remark (230 chars)

    Wonderful opportunity to start your investing business or add to your portfolio. With a little TLC this property can be up and running quickly. Located with in walking distance to UPMC McKeesport and several other large employers.

13. 2025-11-14
    historical Contingent 230-char remark

    Show marketing remark (230 chars)

    Wonderful opportunity to start your investing business or add to your portfolio. With a little TLC this property can be up and running quickly. Located with in walking distance to UPMC McKeesport and several other large employers.

14. 2025-08-19
    listed $59,900 Active 230-char remark

    Show marketing remark (230 chars)

    Wonderful opportunity to start your investing business or add to your portfolio. With a little TLC this property can be up and running quickly. Located with in walking distance to UPMC McKeesport and several other large employers.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $26,328
• − Mortgage interest: −$2,941
• − Property taxes: −$788
• − Insurance: −$929
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$1,527
• Taxable income: $15,931
• Est. tax owed @ 24.0%: −$3,823
• After-tax cash flow: $11,955/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovations, including structural repairs, painting, and updating the interior and exterior. The investment opportunity lies in the potential for significant value increase through thorough renovations.

Repairs flagged

• Major Exposed insulation — Structural damage
• Major Missing cabinets — Aesthetic and functional
• Major Dirty floor — Health and safety hazard

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics
• Both Siding repair — Improves structural integrity and appearance
• Both Cabinets — Restores functionality and aesthetics
• Both Flooring — Improves hygiene and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed insulation · Structural damage	Major	$15,000–50,000
Missing cabinets · Aesthetic and functional	Major	$15,000–50,000
Dirty floor · Health and safety hazard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both Siding repair — Improves structural integrity and appearance ↑
• Both Cabinets — Restores functionality and aesthetics ↑
• Both Flooring — Improves hygiene and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.4% since first listed

4 events — show timeline

• 2025-12-11 Price Changed $52,500 West Penn MLS
• 2025-11-26 Relisted — West Penn MLS
• 2025-11-14 Contingent — West Penn MLS
• 2025-08-19 Listed $59,900 West Penn MLS