344 Plum St · Carnegie, PA 15106

$190,000

4 bd · 2.0 ba · 2,466 sqft · MultiFamily public records · 11 Days on market

Built 1900 3,889 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Welcome to this charming turnkey side by side duplex. Both units are occupied. This property is ideal for the investor seeking rental income or live in one unit and rent the other. Unit 1 has an updated kitchen with new appliances, and dishwasher. There is a washer and dryer in the basement and bonus space upstairs with two big bedrooms with wall to wall closets. Unit 2 has new LVT flooring, and fresh paint. This unit also has a new washer and dryer, and dishwasher with two spacious bedrooms. The utilities are split and the tenants pay for gas, electric, and garbage. The landlord pays the water and sewage. Don't miss this investment property in this convenient Carnegie neighborhood! * * * Bring your VA or FHA offers * * *

Key facts

• Covered front porch
• Main-floor laundry
• Conveniently located

Tags

• COVERED FRONT PORCH
• MAIN-FLOOR LAUNDRY
• RENTAL INCOME POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Annual taxes listed; Assessed value listed

Exterior

• Home design: Multi-unit property (2 total units)
• Exterior features: Zoned multi-family

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive. Per door: $347/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 10.7% vs local median 4.5% in Carnegie — 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 86/100 on livability (#55 in PA, #344 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities D.
• Carlynton SD (suburban): math 29% / reading 52% proficiency, ranked #352 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carnegie El Sch (math 30% / reading 52%, grade F, #932 of 1,518 statewide, top 62%, 359 students, 100% FRL); Carlynton Jshs (math 23% / reading 42%, grade F, #330 of 437 statewide, top 76%, 595 students, 86% FRL) — zoned schools average 93% FRL vs 42% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 68 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent runs 42% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $125k; list at $190k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.44% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.64%
• DSCR: 1.70
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.45% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.38×
• Total profit: $20,406
• Equity at exit: $28,330

10-year hold

• IRR: 20.7%
• Equity multiple: 2.97×
• Total profit: $104,956
• Equity at exit: $16,428

Cash invested: $53,200 (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 15106

• Home prices YoY: -31.9%
• Rents YoY: 5.5%
• Active inventory: 68
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,733 high
• Mortgage (P&I): −$996
• Tax from tax record: −$390 /mo · $4,683/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $693

Break-even live

Break-even rent $1,855

Max offer price $190,000

Occupancy floor 70%

Sensitivity live

Price	-10% $801	-5% $747	+0% $693	+5% $640	+10% $586
Rent	-10% $477	-5% $585	+0% $693	+5% $801	+10% $909
Rate	-1.0pp $789	-0.5pp $742	base $693	+0.5pp $644	+1.0pp $594

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,734
Total (2 units)			$2,733

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Branch St Carnegie, PA	3.0	1.0	1606	$1,590	$0.99	25d	1	0.63mi
525 Carothers Ave Ste 2 Carnegie, PA	3.0	1.0	1600	$1,000	$0.62	25d	1	0.73mi
356 Sunrise Dr Carnegie, PA	3.0	2.5	1728	$2,500	$1.45	25d	1	0.98mi
312 Sunrise Dr Carnegie, PA	3.0	2.5	2112	$3,200	$1.52	0d	1	1.08mi

Listing history 7 events

1. 2026-06-21
   days on market $190,000 Active 11 DOM
2. 2026-06-18
   days on market $190,000 Active 8 DOM
3. 2026-06-17
   days on market $190,000 Active 7 DOM
4. 2026-06-16
   days on market $190,000 Active 6 DOM
5. 2026-06-15
   days on market $190,000 Active 5 DOM
6. 2026-06-13
   remarks 563-char remark
7. 2026-06-13
   listed $190,000 Active 3 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: $4,683 · $390/mo
• Projected year-2 tax: $4,683 · $390/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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,796
• − Mortgage interest: −$10,643
• − Property taxes: −$4,683
• − Insurance: −$950
• − Repairs & maintenance: −$2,624
• − Management: −$2,624
• − Depreciation: −$5,527
• Taxable income: $5,746
• Est. tax owed @ 24.0%: −$1,379
• After-tax cash flow: $6,941/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: Carlynton SD
• NCES district ID: 4205040
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 52% ▼ -11.00%
• Median HH income: $46,249
• Composite: 34.46/100
• National rank: #5192
• State rank: #352 of 539 in PA

Livability — Carnegie

• Score: 86/100
• State rank: #55
• US rank: #344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carnegie, PA
• County: Allegheny County · 1,022,028 people
• City population: 19,244
• Metro: Pittsburgh, PA
• Population (ZIP): 19,244
• Household income: $77,247
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 410.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 5%
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% Russian/Polish/Slavic 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: ▼ -119.52%
• Current HPI: 255.0295
• Rent YoY: ▲ 5.45%
• 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

+660.0% since first listed

16 events — show timeline

• 2026-06-10 Listed $190,000 West Penn MLS
• 2024-10-18 Price Changed $204,800 West Penn MLS
• 2024-09-19 Price Changed $204,900 West Penn MLS
• 2024-08-06 Price Changed $214,900 West Penn MLS
• 2024-06-18 Price Changed $219,500 West Penn MLS
• 2024-05-08 Listed $224,900 West Penn MLS
• 2024-03-13 Price Changed $224,900 West Penn MLS
• 2024-02-11 Price Changed $229,900 West Penn MLS
• 2024-01-22 Price Changed $239,900 West Penn MLS
• 2024-01-09 Listed $249,900 West Penn MLS
• 2019-11-25 Sold (Public Records) $125,000 Public Records
• 2019-11-22 Sold (MLS) $125,000 West Penn MLS
• 2019-10-09 Contingent — West Penn MLS
• 2019-10-03 Listed $140,000 West Penn MLS
• 2007-04-30 Sold (MLS) $25,000 West Penn MLS
• 2007-02-07 Listed $25,000 West Penn MLS

Property tax history

+15.4%/yr

Latest (2026): $4,683 · +1.2% YoY. Source: county tax records.