908 Franklin St · McKeesport, PA 15132

$79,900

3 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 7 Days on market

Built 1919 4,800 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity in McKeesport, bordering Whitehall! This spacious 3-bedroom, 1-bath home offers over 1,700 square feet of living space and strong upside potential. Features include a two-car detached garage and a solid layout ready for updates. Primarily in need of cosmetic improvements—ideal for investors looking to add value through renovation. Great potential for flip or rental!

Key facts

• Solid layout
• Detached garage
• 4,800 sq ft lot

Tags

• DETACHED GARAGE
• SOLID LAYOUT
• COSMETIC IMPROVEMENTS

Property features AI

Exterior

• Parking: Detached garage; 2 parking spaces (total)
• Utilities: Public water; Public sewer
• Home design: 3-story property; Resale
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation access

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.3% vs local median 10.3% in McKeesport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 115 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,376/mo this rent would consume 47% 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.72% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.09%
• DSCR: 2.12
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $195,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Franklin St	0.00mi	3/1.0	1,702 (0%)	1mo	$70,000	$41	99
915 Summit St	0.09mi	4/2.0 (+1)	1,803 (+6%)	9mo	$225,000	$125	69
1121 Monongahela Blvd	0.42mi	4/3.0 (+1)	1,708 (+0%)	3mo	$333,000	$195	64
1002 Summit St	0.16mi	3/2.0	1,462 (-14%)	2mo	$157,000	$107	63
537 Mccully St	0.35mi	3/1.5	1,548 (-9%)	9mo	$30,000	$19	59
1140 Franklin St	0.31mi	3/2.0	1,525 (-10%)	8mo	$140,000	$92	57
2220 Cronemeyer St	0.51mi	2/1.0 (-1)	1,568 (-8%)	8mo	$40,000	$26	51
1217 Monongahela Blvd	0.52mi	3/2.0	1,900 (+12%)	1mo	$245,000	$129	51
1409 Lincoln Way	0.58mi	3/1.5	1,578 (-7%)	9mo	$218,000	$138	51
2927 State St	0.44mi	2/2.0 (-1)	1,476 (-13%)	1mo	$200,000	$136	47
1414 Lincoln Way #1	0.57mi	3/1.5	1,456 (-14%)	4mo	$152,000	$104	44
3032 Highland	0.46mi	4/3.0 (+1)	1,900 (+12%)	7mo	$219,000	$115	40

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: 18.6%
• Equity multiple: 1.76×
• Total profit: $16,907
• Equity at exit: $11,913

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $53,336
• Equity at exit: $6,908

Cash invested: $22,372 (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: 115
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$419
• Tax from tax record: −$167 /mo · $2,007/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $468

Break-even live

Break-even rent $784

Max offer price $79,900

Occupancy floor 61%

Sensitivity live

Price	-10% $513	-5% $490	+0% $468	+5% $445	+10% $423
Rent	-10% $359	-5% $413	+0% $468	+5% $522	+10% $576
Rate	-1.0pp $508	-0.5pp $488	base $468	+0.5pp $447	+1.0pp $426

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Cronemeyer St McKeesport, PA	3.0	1.0	1720	$1,375	$0.80	44d	1	0.50mi
3710 Mayfair St McKeesport, PA	3.0	1.5	1314	$1,095	$0.83	4d	1	1.05mi
1506 Freemont St McKeesport, PA	3.0	2.0	1250	$1,295	$1.04	24d	1	1.11mi
1217 Scott St McKeesport, PA	3.0	1.0	1500	$1,165	$0.78	44d	1	1.17mi
2710 Henderson Rd White Oak, PA	3.0	1.5	1676	$1,675	$1.00	2d	1	1.20mi
2807 Beaver St McKeesport, PA	4.0	2.0	1700	$1,200	$0.71	44d	1	1.30mi
827 Hinnerman St Duquesne, PA	3.0	1.0	1136	$1,250	$1.10	24d	1	1.35mi
201 S 4th St Duquesne, PA	3.0	1.0	1200	$1,385	$1.15	44d	1	1.43mi
2618 Poinsettia Dr White Oak, PA	4.0	1.0	1225	$1,599	$1.31	24d	1	1.44mi
2408 McCarrell St McKeesport, PA	4.0	1.0	1430	$1,195	$0.84	24d	1	1.44mi
1318 Maryland Ave West Mifflin, PA	3.0	1.0	1408	$1,695	$1.20	44d	1	1.45mi

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   listed $79,900 Active

ⓘ 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: $2,007 · $167/mo
• Projected year-2 tax: $2,007 · $167/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 ≥97°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: $16,515
• − Mortgage interest: −$4,476
• − Property taxes: −$2,007
• − Insurance: −$400
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,324
• Taxable income: $4,667
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $4,493/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

2 events — show timeline

• 2026-04-16 Pending — West Penn MLS
• 2026-04-09 Listed $79,900 West Penn MLS

Property tax history

+5.2%/yr

Latest (2026): $2,007 · +0.0% YoY. Source: county tax records.