1007 Soles St · McKeesport, PA 15132

$50,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 13 Days on market

Built 1900 Est $74k · 32% 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

Single family, multi-generational house. Lovingly maintained, but outdated. Fenced back and side yard. 2 car parking pad in back as well as Street parking. Garage used for storage only and will need replaced. Unfinished basement. House sits on a double lot.

Key facts

• 2 car parking pad
• Double lot
• Built 1900

Tags

• FENCED BACK AND SIDE YARD
• 2 CAR PARKING PAD
• DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 18.5% vs local median 10.2% 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: health & safety D, crime F, amenities 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.
• Zoned schools: Founders Hall Middle Sch (math 2% / reading 26%, grade F, #480 of 512 statewide, top 94%, 695 students, 100% FRL); Mckeesport Area Shs (math 22% / reading 30%, grade F, #372 of 437 statewide, top 86%, 1,045 students, 78% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 38% 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 $346 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.24% ✓
• Cap rate: 18.50%
• Cash-on-cash: 43.60%
• DSCR: 2.94
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $73,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2510 Oak St	0.22mi	3/1.0 (+1)	1,088 (-3%)	6mo	$19,000	$17	75
1228 Soles St	0.17mi	2/1.0	1,199 (+7%)	10mo	$170,000	$142	72
1707 Grandview Ave	0.75mi	2/1.0	1,120 (0%)	1mo	$110,000	$98	64
1016 Craig St	0.47mi	3/1.0 (+1)	1,092 (-2%)	13mo	$21,019	$19	58
2817 Jenny Lind St	0.61mi	2/1.0	1,232 (+10%)	2mo	$51,033	$41	54
1310 Pirl St	0.34mi	3/1.0 (+1)	1,270 (+13%)	7mo	$55,000	$43	51
1256 Ravine St	0.28mi	3/1.5 (+1)	1,288 (+15%)	8mo	$85,000	$66	49
1819 Craig St	0.69mi	3/1.5 (+1)	1,080 (-4%)	9mo	$139,900	$130	48
1211 Meadow St	0.48mi	3/1.0 (+1)	992 (-11%)	8mo	$56,915	$57	47
933 Washington St	0.73mi	3/1.5 (+1)	1,196 (+7%)	12mo	$135,000	$113	38
1807 Packer	0.52mi	3/1.5 (+1)	1,288 (+15%)	10mo	$49,000	$38	36
1104 Jefferson St	0.70mi	2/1.0	1,280 (+14%)	11mo	$109,900	$86	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: 35.1%
• Equity multiple: 2.49×
• Total profit: $20,827
• Equity at exit: $7,455

10-year hold

• IRR: 41.9%
• Equity multiple: 4.97×
• Total profit: $55,582
• Equity at exit: $4,323

Cash invested: $14,000 (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: 114
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$262
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $453

Break-even live

Break-even rent $547

Max offer price $50,000

Occupancy floor 55%

Sensitivity live

Price	-10% $481	-5% $467	+0% $453	+5% $439	+10% $425
Rent	-10% $365	-5% $409	+0% $453	+5% $497	+10% $542
Rate	-1.0pp $478	-0.5pp $466	base $453	+0.5pp $440	+1.0pp $427

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	45d	1	0.16mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	18d	1	0.39mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	25d	1	0.42mi
604 Shaw Ave McKeesport, PA	2.0	1.0–1.5	800	$900	$1.12	14d	3	0.62mi
604 Shaw Ave Unit 102 McKeesport, PA	1.0	1.0	750	$750	$1.00	45d	1	0.62mi
604 Shaw Ave Unit 101 McKeesport, PA	2.0	1.5	1050	$900	$0.86	16d	1	0.62mi
1451 Jenny Lind St McKeesport, PA	3.0	1.5	1408	$1,150	$0.82	25d	1	0.67mi
311-313 24th St McKeesport, PA	2.0	1.0	950	$900	$0.95	45d	1	0.80mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	45d	1	0.82mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	5d	1	0.87mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	16d	1	1.04mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	45d	1	1.07mi
2918 Walnut St Apt 3 McKeesport, PA	2.0	1.0	800	$850	$1.06	45d	1	1.08mi
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	14d	1	1.11mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	25d	1	1.21mi
306 Laredo St McKeesport, PA	2.0	1.0	928	$995	$1.07	45d	1	1.27mi
1744 Highland Ave West Mifflin, PA	2.0	1.0	1100	$1,549	$1.41	6d	1	1.31mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	45d	1	1.33mi
1805 Gray St McKeesport, PA	3.0	1.0	1136	$1,600	$1.41	0d	1	1.37mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	45d	1	1.48mi

Listing history 9 events

1. 2026-06-21
   days on market $50,000 Active 13 DOM
2. 2026-06-18
   days on market $50,000 Active 10 DOM
3. 2026-06-17
   days on market $50,000 Active 9 DOM
4. 2026-06-16
   days on market $50,000 Active 8 DOM
5. 2026-06-15
   days on market $50,000 Active 7 DOM
6. 2026-06-13
   days on market $50,000 Active 5 DOM
7. 2026-06-13
   days on market $50,000 Active 4 DOM
8. 2026-06-08
   remarks 257-char remark
9. 2026-06-08
   listed $50,000 Active 1 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: $1,125 · $94/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% 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: $13,450
• − Mortgage interest: −$2,801
• − Property taxes: −$1,125
• − Insurance: −$916
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$1,455
• Taxable income: $5,001
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,237/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

1 event — show timeline

• 2026-06-09 Listed $50,000 FSBO.com

Property tax history

+5.0%/yr

Latest (2026): $1,125 · +0.0% YoY. Source: county tax records.