906 Florence Ave · East McKeesport, PA 15035

$84,000

2 bd · 2.0 ba · 1,658 sqft · MultiFamily public records · 239 Days on market

Built 1925 3,598 sqft lot Est $157k · 46% 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 +3.5/5.0
• Appreciation +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment Opportunity! This well-maintained duplex offers two 1-bedroom, 1-bath units — one on the first floor and one on the second. Each unit features comfortable living spaces and separate entrances. Off-street parking is available in the rear for tenant convenience. Ideally located close to Route 30 and public transportation, this property offers easy access to shopping, dining, and major commuter routes. Both units are currently rented, including one long-term tenant, making this a great turnkey investment opportunity!

Key facts

• Off street parking
• Separate entrances
• 3,598 sq ft lot

Tags

• WELL MAINTAINED DUPLEX
• COMFORTABLE LIVING SPACES
• SEPARATE ENTRANCES
• OFF STREET PARKING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

🏷️ Possibly a rental listed for sale. The $84,000 price doesn't fit this home's estimated sale value (~$156,703) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $84k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive. Per door: $354/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#752 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• East Allegheny SD (suburban): math 14% / reading 30% proficiency, ranked #485 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $24k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $84k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 2.11% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.17%
• DSCR: 2.61
• GRM: 4.0

CMA / ARV

• ARV (median comp): $156,703
• List price: $84,000
• Delta: -46.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.34×
• Total profit: $31,629
• Equity at exit: $12,525

10-year hold

• IRR: 39.1%
• Equity multiple: 4.66×
• Total profit: $86,057
• Equity at exit: $7,263

Cash invested: $23,520 (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 15035

• Home prices YoY: -1.4%
• Active inventory: 20
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$441
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $709

Break-even live

Break-even rent $874

Max offer price $84,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,770
Total (2 units)			$1,771

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Delaware Ave North Versailles, PA	3.0	1.5	1470	$1,450	$0.99	15d	1	0.71mi
165 State St Wilmerding, PA	3.0	1.0	1100	$995	$0.90	17d	1	0.84mi
400 Greensburg Pike North Versailles, PA	3.0	1.0	1324	$1,250	$0.94	44d	1	1.26mi

Listing history 31 events

1. 2026-06-18
   days on market $84,000 Active 239 DOM
2. 2026-06-17
   days on market $84,000 Active 238 DOM
3. 2026-06-16
   days on market $84,000 Active 237 DOM
4. 2026-06-15
   days on market $84,000 Active 236 DOM
5. 2026-06-13
   days on market $84,000 Active 234 DOM
6. 2026-06-09
   days on market $84,000 Active 230 DOM
7. 2026-06-08
   days on market $84,000 Active 229 DOM
8. 2026-06-07
   days on market $84,000 Active 228 DOM
9. 2026-06-03
   days on market $84,000 Active 224 DOM
10. 2026-06-02
    days on market $84,000 Active 223 DOM
11. 2026-06-01
    days on market $84,000 Active 222 DOM
12. 2026-05-31
    days on market $84,000 Active 221 DOM
13. 2026-05-13
    price $84,000 536-char remark

    Show marketing remark (536 chars)

    Investment Opportunity! This well-maintained duplex offers two 1-bedroom, 1-bath units — one on the first floor and one on the second. Each unit features comfortable living spaces and separate entrances. Off-street parking is available in the rear for tenant convenience. Ideally located close to Route 30 and public transportation, this property offers easy access to shopping, dining, and major commuter routes. Both units are currently rented, including one long-term tenant, making this a great turnkey investment opportunity!

14. 2026-04-25
    price $89,000 536-char remark

    Show marketing remark (536 chars)

    Investment Opportunity! This well-maintained duplex offers two 1-bedroom, 1-bath units — one on the first floor and one on the second. Each unit features comfortable living spaces and separate entrances. Off-street parking is available in the rear for tenant convenience. Ideally located close to Route 30 and public transportation, this property offers easy access to shopping, dining, and major commuter routes. Both units are currently rented, including one long-term tenant, making this a great turnkey investment opportunity!

15. 2026-03-27
    price $91,000 536-char remark

    Show marketing remark (536 chars)

    Investment Opportunity! This well-maintained duplex offers two 1-bedroom, 1-bath units — one on the first floor and one on the second. Each unit features comfortable living spaces and separate entrances. Off-street parking is available in the rear for tenant convenience. Ideally located close to Route 30 and public transportation, this property offers easy access to shopping, dining, and major commuter routes. Both units are currently rented, including one long-term tenant, making this a great turnkey investment opportunity!

16. 2026-02-16
    price $97,500 536-char remark

    Show marketing remark (536 chars)

    Investment Opportunity! This well-maintained duplex offers two 1-bedroom, 1-bath units — one on the first floor and one on the second. Each unit features comfortable living spaces and separate entrances. Off-street parking is available in the rear for tenant convenience. Ideally located close to Route 30 and public transportation, this property offers easy access to shopping, dining, and major commuter routes. Both units are currently rented, including one long-term tenant, making this a great turnkey investment opportunity!

17. 2025-10-22
    listed $107,500 Active 536-char remark

    Show marketing remark (536 chars)

    Investment Opportunity! This well-maintained duplex offers two 1-bedroom, 1-bath units — one on the first floor and one on the second. Each unit features comfortable living spaces and separate entrances. Off-street parking is available in the rear for tenant convenience. Ideally located close to Route 30 and public transportation, this property offers easy access to shopping, dining, and major commuter routes. Both units are currently rented, including one long-term tenant, making this a great turnkey investment opportunity!

18. 2017-11-30
    soldstatus $41,445
19. 2017-11-29
    soldstatus $41,445 Sold 703-char remark

    Show marketing remark (703 chars)

    CALLING ALL INVESTORS LOOKING FOR A GREAT CAP RATE - Whether you're building your portfolio or adding to it, you'll want to check out this great Up and Down duplex in good condition in East McKeesport. Newer electrical panels and H20 tanks, Roof approximately 15 years old, older furnaces but seller has kept up with maintenance of them. Stack replaced in the last 15 years too. 2 car off street parking. Located across the street from the police department. Seller has paid water/sewage, tenants have paid gas and electric. Downstairs unit has a long term tenant for 7+ years, top floor currently empty. So many opportunities here, get it before it's gone. This property will pay for itself in no time.

20. 2017-10-02
    historical Contingent 703-char remark

    Show marketing remark (703 chars)

    CALLING ALL INVESTORS LOOKING FOR A GREAT CAP RATE - Whether you're building your portfolio or adding to it, you'll want to check out this great Up and Down duplex in good condition in East McKeesport. Newer electrical panels and H20 tanks, Roof approximately 15 years old, older furnaces but seller has kept up with maintenance of them. Stack replaced in the last 15 years too. 2 car off street parking. Located across the street from the police department. Seller has paid water/sewage, tenants have paid gas and electric. Downstairs unit has a long term tenant for 7+ years, top floor currently empty. So many opportunities here, get it before it's gone. This property will pay for itself in no time.

21. 2017-09-19
    price $40,000 703-char remark

    Show marketing remark (703 chars)

    CALLING ALL INVESTORS LOOKING FOR A GREAT CAP RATE - Whether you're building your portfolio or adding to it, you'll want to check out this great Up and Down duplex in good condition in East McKeesport. Newer electrical panels and H20 tanks, Roof approximately 15 years old, older furnaces but seller has kept up with maintenance of them. Stack replaced in the last 15 years too. 2 car off street parking. Located across the street from the police department. Seller has paid water/sewage, tenants have paid gas and electric. Downstairs unit has a long term tenant for 7+ years, top floor currently empty. So many opportunities here, get it before it's gone. This property will pay for itself in no time.

22. 2017-09-19
    status Active 703-char remark

    Show marketing remark (703 chars)

    CALLING ALL INVESTORS LOOKING FOR A GREAT CAP RATE - Whether you're building your portfolio or adding to it, you'll want to check out this great Up and Down duplex in good condition in East McKeesport. Newer electrical panels and H20 tanks, Roof approximately 15 years old, older furnaces but seller has kept up with maintenance of them. Stack replaced in the last 15 years too. 2 car off street parking. Located across the street from the police department. Seller has paid water/sewage, tenants have paid gas and electric. Downstairs unit has a long term tenant for 7+ years, top floor currently empty. So many opportunities here, get it before it's gone. This property will pay for itself in no time.

23. 2017-03-06
    historical Withdrawn 703-char remark

    Show marketing remark (703 chars)

    CALLING ALL INVESTORS LOOKING FOR A GREAT CAP RATE - Whether you're building your portfolio or adding to it, you'll want to check out this great Up and Down duplex in good condition in East McKeesport. Newer electrical panels and H20 tanks, Roof approximately 15 years old, older furnaces but seller has kept up with maintenance of them. Stack replaced in the last 15 years too. 2 car off street parking. Located across the street from the police department. Seller has paid water/sewage, tenants have paid gas and electric. Downstairs unit has a long term tenant for 7+ years, top floor currently empty. So many opportunities here, get it before it's gone. This property will pay for itself in no time.

24. 2016-12-07
    price $44,900 703-char remark

    Show marketing remark (703 chars)

    CALLING ALL INVESTORS LOOKING FOR A GREAT CAP RATE - Whether you're building your portfolio or adding to it, you'll want to check out this great Up and Down duplex in good condition in East McKeesport. Newer electrical panels and H20 tanks, Roof approximately 15 years old, older furnaces but seller has kept up with maintenance of them. Stack replaced in the last 15 years too. 2 car off street parking. Located across the street from the police department. Seller has paid water/sewage, tenants have paid gas and electric. Downstairs unit has a long term tenant for 7+ years, top floor currently empty. So many opportunities here, get it before it's gone. This property will pay for itself in no time.

25. 2016-10-07
    listed $45,000 Active 703-char remark

    Show marketing remark (703 chars)

    CALLING ALL INVESTORS LOOKING FOR A GREAT CAP RATE - Whether you're building your portfolio or adding to it, you'll want to check out this great Up and Down duplex in good condition in East McKeesport. Newer electrical panels and H20 tanks, Roof approximately 15 years old, older furnaces but seller has kept up with maintenance of them. Stack replaced in the last 15 years too. 2 car off street parking. Located across the street from the police department. Seller has paid water/sewage, tenants have paid gas and electric. Downstairs unit has a long term tenant for 7+ years, top floor currently empty. So many opportunities here, get it before it's gone. This property will pay for itself in no time.

26. 2016-09-07
    historical Expired
27. 2015-11-21
    price $45,000
28. 2015-09-08
    listed $50,000 Active
29. 2015-07-31
    historical
30. 2015-04-10
    listed $49,900 Active
31. 2013-09-13
    listed $55,000

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,252
• − Mortgage interest: −$4,705
• − Property taxes: −$2,577
• − Insurance: −$420
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$2,444
• Taxable income: $7,706
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $6,657/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: East Allegheny SD
• NCES district ID: 4208060
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 30% ▼ -19.00%
• Median HH income: $38,748
• Composite: 18.44/100
• National rank: #8930
• State rank: #485 of 539 in PA

Livability — East McKeesport

• Score: 70/100
• State rank: #752
• US rank: #7504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East McKeesport, PA
• City population: 2,063
• Population (ZIP): 2,063

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: Predominantly White (85%)
• Race & ethnicity: White 85% Black 9% Two or more races 6%
• Common ancestry: Romanian 20% Serbian 1% Slovak 1%
• Foreign-born: 0%

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: ▼ -3.52%
• Current HPI: 254.3099
• Rent YoY: —
• Metro: —
• 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

+52.7% since first listed

19 events — show timeline

• 2026-05-13 Price Changed $84,000 West Penn MLS
• 2026-04-25 Price Changed $89,000 West Penn MLS
• 2026-03-27 Price Changed $91,000 West Penn MLS
• 2026-02-16 Price Changed $97,500 West Penn MLS
• 2025-10-22 Listed $107,500 West Penn MLS
• 2017-11-30 Sold (Public Records) $41,445 Public Records
• 2017-11-29 Sold (MLS) $41,445 West Penn MLS
• 2017-10-02 Contingent — West Penn MLS
• 2017-09-19 Price Changed $40,000 West Penn MLS
• 2017-09-19 Relisted — West Penn MLS
• 2017-03-06 Delisted — West Penn MLS
• 2016-12-07 Price Changed $44,900 West Penn MLS
• 2016-10-07 Listed $45,000 West Penn MLS
• 2016-09-07 Delisted — West Penn MLS
• 2015-11-21 Price Changed $45,000 West Penn MLS
• 2015-09-08 Listed $50,000 West Penn MLS
• 2015-07-31 Delisted — West Penn MLS
• 2015-04-10 Listed $49,900 West Penn MLS
• 2013-09-13 Listed $55,000 West Penn MLS

Property tax history

+1.4%/yr

Latest (2026): $2,577 · +0.0% YoY. Source: county tax records.