304 Cottingham Ct · McCandless, PA 15101

$289,000

3 bd · 2.5 ba · 1,850 sqft · Condo public records · 14 Days on market

Built 1982 $355/mo HOA · 13% of rent

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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).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +4.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained spacious 3 bedroom townhome with 2 full baths and 2 half baths is ready for you to move in and unpack. New carpet and painting. Close to North Park, Passavant Hospital, shoping and restaurants. This home features a two-car integral garage, generous storage spaces, abundant light filled rooms, and a living room with fireplace. Three bedrooms and two full baths on the upper floor. Very close to the recreational benefits of North Park, offering kayaking, paddleboarding, walking/running paths, mountain biking trails, access to the lake, and year-round sports activities. Centrally located with convenient access to major routes into the city. Welcome home.

Key facts

• New carpet
• $355 HOA
• Garage

Tags

• NEW CARPET
• ABUNDANT LIGHT FILLED ROOMS
• LIVING ROOM WITH FIREPLACE

Property features AI

Finance

• HOA & community: Monthly association fee of $355

Exterior

• Parking: Attached 2-car garage; Built-in parking; Garage door opener
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Brick and stucco construction; Asphalt roof
• Exterior features: Lot dimensions approximately 26 x 46; Resale condition

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Stove; Some gas appliances
• Bedrooms: Upper-level bedrooms (includes Bedroom 2 and Bedroom 3); Additional bedroom-sized space of 19x13 on upper level
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Pantry; Screens on windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (7.9% below list).
• Recommended offer: $261k (9.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• North Allegheny SD (suburban): math 64% / reading 82% proficiency, ranked #14 of 539 in PA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 68 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $142k; list at $289k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $260,773 (9.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.92% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-56,805
• Equity at exit: $43,091

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-61,746
• Equity at exit: $24,987

Cash invested: $80,920 (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 15101

• Active inventory: 68
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$271 /mo · $3,248/yr
• Insurance: −$120
• HOA: −$355
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-160

Break-even live

Break-even rent $2,863

Max offer price $260,773

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9720 Hopkins St Unit NA Wexford, PA	4.0	3.5	2271	$3,099	$1.36	1d	1	1.06mi
9720 Hopkins St Wexford, PA	4.0	3.5	2271	$3,099	$1.36	2d	1	1.06mi
415 Harmon Ct Wexford, PA	4.0	3.5	2271	$3,200	$1.41	11d	1	1.06mi
531 Cooper St Unit 1 Wexford, PA	3.0	3.5	1760	$3,100	$1.76	4d	1	1.06mi
524 Cooper St Wexford, PA	3.0	3.5	1800	$3,195	$1.77	1d	1	1.07mi
520 Cooper St Wexford, PA	3.0	3.5	1800	$3,295	$1.83	14d	1	1.08mi
100 Arthur Dr Wexford, PA	1.0–3.0	1.0–2.5	1250	$2,185	$1.75	1d	1	1.38mi

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $289,000 Active 14 DOM
2. 2026-06-17
   days on market $289,000 Active 13 DOM
3. 2026-06-16
   days on market $289,000 Active 12 DOM
4. 2026-06-15
   days on market $289,000 Active 11 DOM
5. 2026-06-13
   days on market $289,000 Active 9 DOM
6. 2026-06-13
   days on market $289,000 Active 8 DOM
7. 2026-06-09
   days on market $289,000 Active 5 DOM
8. 2026-06-08
   days on market $289,000 Active 4 DOM
9. 2026-06-07
   days on market $289,000 Active 3 DOM
10. 2026-06-05
    remarks 681-char remark
11. 2026-06-05
    listed $289,000 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: $3,248 · $271/mo
• Projected year-2 tax: $3,907 · $326/mo
• Expected delta: +$659/yr (+$55/mo · 20.3%)

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,926
• − Mortgage interest: −$16,188
• − Property taxes: −$3,248
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − HOA: −$4,260
• − Depreciation: −$8,407
• Taxable loss: −$6,730
• Est. tax savings @ 24.0%: +$1,615
• After-tax cash flow: $-302/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: North Allegheny SD
• NCES district ID: 4217010
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 82% ▼ -4.00%
• Median HH income: $92,518
• Composite: 65.85/100
• National rank: #452
• State rank: #14 of 539 in PA

Livability — McCandless

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Allison Park, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 26,036
• Household income: $114,634
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 429.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 3% Serbian 1%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% Chinese 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: ▼ -180.82%
• Current HPI: 273.4553
• 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

+209.1% since first listed

4 events — show timeline

• 2026-06-04 Listed $289,000 West Penn MLS
• 2010-11-23 Sold (Public Records) $142,000 Public Records
• 1992-11-04 Sold (Public Records) $104,000 Public Records
• 1989-12-26 Sold (Public Records) $93,500 Public Records

Property tax history

+1.4%/yr

Latest (2026): $3,248 · +0.0% YoY. Source: county tax records.