302 3rd St · Oakdale, PA 15071

$184,900

3 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 2 Days on market

Built 1920 3,598 sqft lot Est $167k · 11% over

---

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 +20.3/30.0
• DSCR +6.5/10.0
• Schools +6.1/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer responsible for ALL inspections, permits, dye tests etc. LIST office holds hand$. Subject to corp addenda & approval. Countrywide prequal or SOF with all offers.

Key facts

• Updated kitchen
• 3,598 sq ft lot
• Garage

Tags

• OWNER-RENOVATED RANCH
• LOW-MAINTENANCE FRONT LAWN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Off-street parking; Garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Metal roof
• Construction: Metal roof
• Exterior features: Walk-up basement access

Interior

• Kitchen: Cooktop; Stove; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Multi-pane windows; Window treatments
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (1.9% below list).
• Recommended offer: $181k (1.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#329 in PA, #2,886 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• West Allegheny SD (suburban): math 64% / reading 77% proficiency, ranked #22 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mckee El Sch (math 65% / reading 80%, grade A, #121 of 1,518 statewide, top 8%, 489 students, 38% FRL); West Allegheny Ms (math 46% / reading 70%, grade B, #59 of 512 statewide, top 12%, 767 students, 30% FRL); West Allegheny Shs (math 76%, 997 students, 23% FRL).
• Market conditions: 66 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $44k; list at $185k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,422 (1.9% below list)

Questions for the listing agent

1. Built in 1920 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.98% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $167,109
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 W State St	0.28mi	3/1.5	1,072 (+2%)	3mo	$100,000	$93	79
103 Jade Dr	0.14mi	3/1.0	936 (-11%)	3mo	$235,000	$251	72
505 3rd St	0.12mi	3/2.0	960 (-9%)	8mo	$165,000	$172	69
211 Aberdeen	0.06mi	3/1.5	1,200 (+14%)	9mo	$242,500	$202	64
627 Seminary Ave	0.42mi	3/1.0	921 (-12%)	9mo	$90,000	$98	52
210 Hudson Ave	0.62mi	2/1.0 (-1)	1,032 (-2%)	15mo	$120,000	$116	51
221 Center Ave	0.44mi	4/2.0 (+1)	1,170 (+11%)	5mo	$142,000	$121	47
219 Cottonwood Dr	0.13mi	3/2.5	1,200 (+14%)	20mo	$297,500	$248	47
640 Seminary Ave	0.60mi	2/1.5 (-1)	1,125 (+7%)	15mo	$95,555	$85	41
306 Western Ave	0.47mi	3/2.0	1,182 (+12%)	18mo	$188,500	$159	38
580 N Highland Ave	0.46mi	3/1.0	912 (-13%)	24mo	$185,000	$203	37

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-14,806
• Equity at exit: $27,569

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,557
• Equity at exit: $15,987

Cash invested: $51,772 (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 15071

• Home prices YoY: -21.2%
• Active inventory: 66
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $238

Break-even live

Break-even rent $1,513

Max offer price $184,900

Occupancy floor 82%

Sensitivity live

Price	-10% $343	-5% $291	+0% $238	+5% $186	+10% $134
Rent	-10% $95	-5% $167	+0% $238	+5% $310	+10% $382
Rate	-1.0pp $331	-0.5pp $285	base $238	+0.5pp $190	+1.0pp $142

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-10
   status $184,900 Pending 2 DOM
2. 2026-06-09
   days on market $184,900 Active 2 DOM
3. 2026-06-08
   remarks 651-char remark
4. 2026-06-08
   listed $184,900 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: $1,779 · $148/mo
• Projected year-2 tax: $2,350 · $196/mo
• Expected delta: +$571/yr (+$48/mo · 32.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,771
• − Mortgage interest: −$10,357
• − Property taxes: −$1,779
• − Insurance: −$924
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,379
• Taxable loss: −$152
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $2,896/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: West Allegheny SD
• NCES district ID: 4225200
• Math proficiency: 64% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $67,549
• Composite: 61.41/100
• National rank: #763
• State rank: #22 of 539 in PA

Livability — Oakdale

• Score: 77/100
• State rank: #329
• US rank: #2886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakdale, PA
• Population (ZIP): 12,455

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Asian 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Scotch-Irish 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 1%

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: ▼ -71.90%
• Current HPI: 266.6786
• 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

+639.6% since first listed

5 events — show timeline

• 2026-06-07 Listed $184,900 West Penn MLS
• 2011-03-15 Sold (Public Records) $44,000 Public Records
• 2008-04-30 Sold (MLS) $31,175 West Penn MLS
• 2007-11-01 Listed $29,900 West Penn MLS
• 1989-03-30 Sold (Public Records) $25,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,779 · +10.0% YoY. Source: county tax records.