2807 Fayette St · McKeesport, PA 15132

$84,900

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 3 Days on market

Built 1940 4,660 sqft lot Est $121k · 30% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.6/10.0
• 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 MLS

Fantastic level entry one floor living winner. Features: remodeled kitchen with separate dining area. Large living room with laminate flooring. Freshly painted clean decor. Updated roof, windows, siding, bath, kitchen, furnace, whole house ac and electric panel. Walk up attic that could be additional bedrooms - partially finished. Huge full walk out basement that could be a separate in law suite. Nice yard, front porch, plenty of room for off street parking. Located by white oak. Private street. corner lot

Key facts

• Convenient location
• Functional layout
• 4,660 sq ft lot

Tags

• CONVENIENT LOCATION
• FUNCTIONAL LAYOUT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Combination of off-street and on-street parking (total 1 parking space)
• Utilities: Public water; Public sewer
• Home design: Frame construction; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer; Resale property

Interior

• Kitchen: Kitchen on the main level (12x11); Stove; Refrigerator; Some gas appliances
• Bedrooms: Two bedrooms on the main level (10x10 and 14x10)
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Wall/window cooling units
• Interior features: Interior entry basement; Ceramic tile, hardwood and laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 36% 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 $587 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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $85k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $120,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Bennett St	0.27mi	2/1.0	1,054 (+8%)	10mo	$40,000	$38	67
1014 Amherst St	0.41mi	2/1.0	975 (-0%)	17mo	$128,000	$131	66
600 New Jersey St	0.40mi	2/1.5	1,020 (+4%)	9mo	$32,000	$31	64
1126 Monongahela Blvd	0.62mi	2/2.0	1,009 (+3%)	2mo	$124,000	$123	61
921 Bennett St	0.26mi	2/1.5	1,054 (+8%)	17mo	$68,500	$65	59
3072 Auberle St	0.33mi	1/1.5 (-1)	1,080 (+10%)	2mo	$18,500	$17	59
1102 Vermont Ave	0.57mi	2/1.0	917 (-6%)	8mo	$139,000	$152	56
3012 Cronemeyer St	0.30mi	2/2.0	1,120 (+14%)	9mo	$23,000	$21	51
3247 Turner St	0.59mi	3/2.5 (+1)	1,014 (+4%)	7mo	$127,000	$125	50
211 Park Way	0.44mi	2/1.0	1,119 (+14%)	8mo	$85,000	$76	49
3405 Quay St	0.70mi	3/2.0 (+1)	1,012 (+3%)	18mo	$159,000	$157	38
311 Cedarhurst Dr	0.68mi	2/2.0	1,115 (+14%)	11mo	$139,995	$126	32

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $493
• Equity at exit: $12,659

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $18,889
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$445
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $223

Break-even live

Break-even rent $791

Max offer price $84,900

Occupancy floor 74%

Sensitivity live

Price	-10% $271	-5% $247	+0% $223	+5% $199	+10% $175
Rent	-10% $138	-5% $181	+0% $223	+5% $266	+10% $308
Rate	-1.0pp $266	-0.5pp $245	base $223	+0.5pp $201	+1.0pp $179

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Prescott St White Oak, PA	2.0	1.0	945	$1,200	$1.27	14d	1	0.66mi
510 E Pittsburgh McKeesport Blvd Unit 1 North Versailles Township, PA	2.0	1.0	663	$950	$1.43	25d	1	0.85mi
510 E Pittsburgh McKeesport Blvd Unit 3 North Versailles Township, PA	1.0	1.0	553	$800	$1.45	45d	1	0.86mi
1114-1116 Ohio St Unit 2R McKeesport, PA	2.0	1.0	878	$850	$0.97	18d	1	0.91mi
1205 5th Ave McKeesport, PA	1.0	1.0	593	$1,090	$1.84	45d	1	1.19mi
1133 Maryland Ave Unit 3 Duquesne, PA	1.0	1.0	750	$1,150	$1.53	16d	1	1.22mi
3506 Mayfair St Unit B McKeesport, PA	2.0	1.0	948	$1,200	$1.27	45d	1	1.24mi
1735 Ohio Ave Unit 6 White Oak, PA	3.0	1.0	1034	$1,200	$1.16	45d	1	1.25mi
1010 Savey St Duquesne, PA	2.0	1.0	1000	$1,200	$1.20	45d	1	1.30mi
207 Auriles St Duquesne, PA	2.0	1.0	950	$950	$1.00	45d	1	1.30mi
1827 California Ave Apt 2 Front Second Floor White Oak, PA	1.0	1.0	750	$900	$1.20	16d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $84,900 Active 3 DOM
2. 2026-06-19
   remarks 527-char remark
3. 2026-06-19
   listed $84,900 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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: $12,878
• − Mortgage interest: −$4,756
• − Property taxes: −$1,729
• − Insurance: −$424
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,470
• Taxable income: $1,439
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,332/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

+183.9% since first listed

7 events — show timeline

• 2026-06-18 Listed $84,900 West Penn MLS
• 2014-08-19 Sold (Public Records) $29,500 Public Records
• 2014-08-15 Price Changed $29,500 West Penn MLS
• 2014-08-15 Price Changed $29,900 West Penn MLS
• 2014-08-15 Sold (MLS) $29,500 West Penn MLS
• 2014-07-30 Sold (Public Records) $33,078 Public Records
• 2014-05-21 Listed $29,900 West Penn MLS

Property tax history

+6.2%/yr

Latest (2026): $1,729 · +0.0% YoY. Source: county tax records.