3610 Downing St · Gastonville, PA 15129

$244,000

4 bd · 1.0 ba · 2,461 sqft · SingleFamily public records · 64 Days on market

Built 1910 7,200 sqft lot $99/sqft · 41% below area Est $413k · 41% under ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• Schools +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this incredibly spacious, fully remodeled home! Located in a quiet neighborhood, this former duplex was converted to a huge single family & offers generously sized rooms throughout. An almost blank slate outside awaits your spring landscaping touches. The unique layout offers tons of flexibility for use. The freshly renovated kitchen features timeless wood cabinetry, stainless steel appliances & a great eat in space. Large rooms in the back offer tons of room for entertaining and play space. Upstairs features large bedrooms and a renovated Jack and Jill full bath. A den/office space upstairs leads to a finished walk up attic space. Downstairs features a finished basement and another new, full bath. Walk out of the basement into the convenient attached garage. Close to Trax Farm and walking distance to the T station, the Library Park and Ride, Montour Trail, bars & dining.

Key facts

• Attached garage
• Rear yard
• Updated kitchen

Tags

• UPDATED KITCHEN
• KITCHEN ISLAND
• FINISHED WALK UP ATTIC
• ATTACHED GARAGE
• REAR YARD
• WALKING DISTANCE TO T STATION

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Attached garage (1 parking space total)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Walk-out basement

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: Upper-level bedrooms (multiple)
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Kitchen island; Window treatments
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (13.4% below list).
• Recommended offer: $211k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.5% in Gastonville — 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 71/100 on livability (#726 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• South Park SD (suburban): math 46% / reading 63% proficiency, ranked #101 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: South Park Elem Center (math 41% / reading 70%, grade C, #492 of 1,518 statewide, top 33%, 679 students, 35% FRL); South Park Ms (math 38% / reading 60%, grade C-, #140 of 512 statewide, top 28%, 541 students, 32% FRL); South Park Shs (math 77%, 560 students, 22% FRL).
• Market conditions: Rents flat; 54 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,196 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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 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: 0.87% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 9.6

CMA / ARV

• ARV (median comp): $412,840
• List price: $244,000
• Delta: -40.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2034 Pinnacle Way	0.12mi	4/2.5	2,588 (+5%)	14mo	$460,000	$178	68
2025 Pinnacle Way	0.17mi	4/2.5	2,208 (-10%)	10mo	$399,900	$181	60
5026 Summit Dr	0.36mi	4/3.5	2,776 (+13%)	4mo	$417,500	$150	49
4122 Woodland Ave	0.46mi	4/2.5	2,120 (-14%)	1mo	$387,750	$183	48
219 Parkridge Pl	0.53mi	5/2.5 (+1)	2,584 (+5%)	14mo	$560,000	$217	44
4112 High St	0.49mi	4/3.5	2,697 (+10%)	10mo	$540,000	$200	43
4110 High St	0.48mi	4/2.5	2,140 (-13%)	22mo	$372,500	$174	31

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 · 0.29% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.21×
• Total profit: $-54,166
• Equity at exit: $36,381

10-year hold

• IRR: -29.6%
• Equity multiple: -0.17×
• Total profit: $-80,273
• Equity at exit: $21,097

Cash invested: $68,320 (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 15129

• Rents YoY: 0.3%
• Active inventory: 54
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$431 /mo · $5,167/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-143

Break-even live

Break-even rent $2,293

Max offer price $218,679

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-74	+0% $-143	+5% $-212	+10% $-281
Rent	-10% $-310	-5% $-227	+0% $-143	+5% $-60	+10% $24
Rate	-1.0pp $-20	-0.5pp $-81	base $-143	+0.5pp $-207	+1.0pp $-271

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $244,000 Active 64 DOM
2. 2026-06-18
   days on market $244,000 Active 61 DOM
3. 2026-06-17
   days on market $244,000 Active 60 DOM
4. 2026-06-16
   days on market $244,000 Active 59 DOM
5. 2026-06-15
   days on market $244,000 Active 58 DOM
6. 2026-06-13
   days on market $244,000 Active 56 DOM
7. 2026-06-13
   days on market $244,000 Active 55 DOM
8. 2026-06-09
   days on market $244,000 Active 52 DOM
9. 2026-06-08
   days on market $244,000 Active 51 DOM
10. 2026-06-07
    days on market $244,000 Active 50 DOM
11. 2026-06-05
    days on market $244,000 Active 47 DOM
12. 2026-06-03
    days on market $244,000 Active 46 DOM
13. 2026-06-02
    days on market $244,000 Active 45 DOM
14. 2026-06-01
    days on market $244,000 Active 44 DOM
15. 2026-05-31
    days on market $244,000 Active 43 DOM
16. 2026-04-18
    listed $259,900 Active 741-char remark
17. 2022-04-14
    soldstatus $239,900
18. 2022-04-11
    soldstatus $239,900 Closed 913-char remark

    Show marketing remark (913 chars)

    Don't miss this incredibly spacious, fully remodeled home! Located in a quiet neighborhood, this former duplex was converted to a huge single family & offers generously sized rooms throughout. An almost blank slate outside awaits your spring landscaping touches. The unique layout offers tons of flexibility for use. The freshly renovated kitchen features timeless wood cabinetry, stainless steel appliances & a great eat in space. Large rooms in the back offer tons of room for entertaining and play space. Upstairs features large bedrooms and a renovated Jack and Jill full bath. A den/office space upstairs leads to a finished walk up attic space. Downstairs features a finished basement and another new, full bath. Walk out of the basement into the convenient attached garage. Close to Trax Farm and walking distance to the T station, the Library Park and Ride, Montour Trail, bars & dining.

19. 2022-02-15
    historical Contingent 913-char remark

    Show marketing remark (913 chars)

    Don't miss this incredibly spacious, fully remodeled home! Located in a quiet neighborhood, this former duplex was converted to a huge single family & offers generously sized rooms throughout. An almost blank slate outside awaits your spring landscaping touches. The unique layout offers tons of flexibility for use. The freshly renovated kitchen features timeless wood cabinetry, stainless steel appliances & a great eat in space. Large rooms in the back offer tons of room for entertaining and play space. Upstairs features large bedrooms and a renovated Jack and Jill full bath. A den/office space upstairs leads to a finished walk up attic space. Downstairs features a finished basement and another new, full bath. Walk out of the basement into the convenient attached garage. Close to Trax Farm and walking distance to the T station, the Library Park and Ride, Montour Trail, bars & dining.

20. 2022-01-28
    price $239,900 913-char remark

    Show marketing remark (913 chars)

    Don't miss this incredibly spacious, fully remodeled home! Located in a quiet neighborhood, this former duplex was converted to a huge single family & offers generously sized rooms throughout. An almost blank slate outside awaits your spring landscaping touches. The unique layout offers tons of flexibility for use. The freshly renovated kitchen features timeless wood cabinetry, stainless steel appliances & a great eat in space. Large rooms in the back offer tons of room for entertaining and play space. Upstairs features large bedrooms and a renovated Jack and Jill full bath. A den/office space upstairs leads to a finished walk up attic space. Downstairs features a finished basement and another new, full bath. Walk out of the basement into the convenient attached garage. Close to Trax Farm and walking distance to the T station, the Library Park and Ride, Montour Trail, bars & dining.

21. 2022-01-19
    price $244,900 913-char remark

    Show marketing remark (913 chars)

    Don't miss this incredibly spacious, fully remodeled home! Located in a quiet neighborhood, this former duplex was converted to a huge single family & offers generously sized rooms throughout. An almost blank slate outside awaits your spring landscaping touches. The unique layout offers tons of flexibility for use. The freshly renovated kitchen features timeless wood cabinetry, stainless steel appliances & a great eat in space. Large rooms in the back offer tons of room for entertaining and play space. Upstairs features large bedrooms and a renovated Jack and Jill full bath. A den/office space upstairs leads to a finished walk up attic space. Downstairs features a finished basement and another new, full bath. Walk out of the basement into the convenient attached garage. Close to Trax Farm and walking distance to the T station, the Library Park and Ride, Montour Trail, bars & dining.

22. 2022-01-07
    listed $249,900 Active 913-char remark

    Show marketing remark (913 chars)

    Don't miss this incredibly spacious, fully remodeled home! Located in a quiet neighborhood, this former duplex was converted to a huge single family & offers generously sized rooms throughout. An almost blank slate outside awaits your spring landscaping touches. The unique layout offers tons of flexibility for use. The freshly renovated kitchen features timeless wood cabinetry, stainless steel appliances & a great eat in space. Large rooms in the back offer tons of room for entertaining and play space. Upstairs features large bedrooms and a renovated Jack and Jill full bath. A den/office space upstairs leads to a finished walk up attic space. Downstairs features a finished basement and another new, full bath. Walk out of the basement into the convenient attached garage. Close to Trax Farm and walking distance to the T station, the Library Park and Ride, Montour Trail, bars & dining.

ⓘ 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: $5,167 · $431/mo
• Projected year-2 tax: $5,167 · $431/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 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,344
• − Mortgage interest: −$13,668
• − Property taxes: −$5,167
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$7,098
• Taxable loss: −$5,864
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-313/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: South Park SD
• NCES district ID: 4222060
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $66,606
• Composite: 48.04/100
• National rank: #2194
• State rank: #101 of 539 in PA

Livability — Gastonville

• Score: 71/100
• State rank: #726
• US rank: #7265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 10,789
• Household income: $99,519
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 269.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Asian 2%
• Common ancestry: Romanian 9% Slovak 3% Serbian 2%
• Foreign-born: 3% · India, Canada, Jamaica
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▼ -151.17%
• Current HPI: 261.5253
• Rent YoY: ▲ 0.29%
• 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

-2.4% since first listed

9 events — show timeline

• 2026-05-28 Price Changed $244,000 West Penn MLS
• 2026-05-19 Price Changed $249,000 West Penn MLS
• 2026-04-18 Listed $259,900 West Penn MLS
• 2022-04-14 Sold (Public Records) $239,900 Public Records
• 2022-04-11 Sold (MLS) $239,900 West Penn MLS
• 2022-02-15 Contingent — West Penn MLS
• 2022-01-28 Price Changed $239,900 West Penn MLS
• 2022-01-19 Price Changed $244,900 West Penn MLS
• 2022-01-07 Listed $249,900 West Penn MLS

Property tax history

+16.2%/yr

Latest (2026): $5,167 · +2.3% YoY. Source: county tax records.