308-310 3rd St · California, PA 15419

$245,000

4 bd · 2.0 ba · — sqft · MultiFamily · 37 Days on market

Good condition 2,800 sqft lot ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +4.7/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Turnkey mixed-use investment opportunity in the heart of California, PA! This fully occupied asset features a 1,650 SF ground-floor retail space leased to long-term tenant Rootz Salon & Spa, plus two well-maintained 2BR/1BA residential units above. Located just minutes from Pennsylvania Western University (CalU), the apartments benefit from strong and consistent rental demand. Additional income potential from on-site coin-operated laundry. Situated along California’s primary commercial corridor, the property offers excellent visibility, steady foot traffic, and convenient rear parking plus on street parking in front for commercial space. Meticulously maintained with strong pride

Key facts

• Strong rental demand
• Long-term tenant
• Excellent visibility

Tags

• GROUND-FLOOR RETAIL SPACE
• LONG-TERM TENANT
• STRONG RENTAL DEMAND
• ADDITIONAL INCOME POTENTIAL
• EXCELLENT VISIBILITY
• STEADY FOOT TRAFFIC

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: Each unit reports actual rent of $850
• HOA & community: Public transportation nearby

Exterior

• Parking: Two total parking spaces; Combination of off-street and on-street parking
• Security: No security details provided
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-family property (2 total units)
• Construction: Brick and frame construction
• Exterior features: On-street and off-street parking available; Zoned C-2 (commercial/central business zoning)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Each unit has 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Two-unit multi-family property
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,648 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, schools D, amenities F.
• California Area SD (rural): math 31% / reading 58% proficiency, ranked #295 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $331 of equity ($2k loan paydown + $-1k appreciation (-0.6% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 2nd St	0.18mi	4/2.0	—	3mo	$50,000	—	77
508 5th St	0.20mi	4/2.0	—	4mo	$135,000	—	74
800 Green St	0.42mi	4/2.0	—	21mo	$105,000	—	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.23×
• Total profit: $15,560
• Equity at exit: $64,401

10-year hold

• IRR: 10.8%
• Equity multiple: 2.11×
• Total profit: $76,248
• Equity at exit: $72,221

Cash invested: $68,600 (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 15419

• Home prices YoY: -0.3%
• Active inventory: 18
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $2,720 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $456

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,812
1× unit	0	0	$906
Total (3 units)			$2,720

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 3rd St California, PA	4.0	2.0	1650	$1,650	$1.00	21d	1	0.07mi
128 Wood St California, PA	3.0	1.0	—	$1,100	—	1d	1	0.10mi
456 Second St Unit 1 California, PA	4.0	2.0	1451	$1,500	$1.03	43d	1	0.13mi
115 1st St Unit 1 California, PA	3.0	1.0	1200	$950	$0.79	43d	1	0.17mi
319 5th St California, PA	4.0	2.0	1369	$1,395	$1.02	23d	1	0.18mi
72 Second St Unit 6 California, PA	3.0	2.0	1004	$1,250	$1.25	23d	1	0.19mi
54 Temperance Way Unit 7 California, PA	3.0	2.0	1300	$1,095	$0.84	14d	1	0.21mi
55 Temperance Way Unit 2 California, PA	3.0	2.0	—	$1,325	—	7d	1	0.22mi
988 Cross St California, PA	2.0–3.0	1.0	—	$1,150	—	1d	1	0.70mi

Listing history 15 events

1. 2026-06-18
   days on market $245,000 Active 37 DOM
2. 2026-06-17
   days on market $245,000 Active 36 DOM
3. 2026-06-16
   days on market $245,000 Active 35 DOM
4. 2026-06-15
   days on market $245,000 Active 34 DOM
5. 2026-06-13
   days on market $245,000 Active 32 DOM
6. 2026-06-12
   days on market $245,000 Active 31 DOM
7. 2026-06-09
   days on market $245,000 Active 28 DOM
8. 2026-06-08
   days on market $245,000 Active 27 DOM
9. 2026-06-08
   days on market $245,000 Active 26 DOM
10. 2026-06-04
    days on market $245,000 Active 22 DOM
11. 2026-06-03
    price $245,000 Active 21 DOM
12. 2026-06-02
    days on market $255,000 Active 21 DOM
13. 2026-06-01
    days on market $255,000 Active 20 DOM
14. 2026-05-31
    days on market $255,000 Active 19 DOM
15. 2026-05-12
    listed $255,000 Active 886-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,640
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − Depreciation: −$7,127
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $5,068/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This fully occupied multi-family property in California, PA, offers a good investment opportunity with strong rental demand and excellent visibility. Minor updates and landscaping improvements could further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and could attract more foot traffic
• Both Interior updates — Fresh paint and minor updates could increase appeal and value
• Both Exterior paint touch-up — Maintaining the brick facade's appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and could attract more foot traffic ↑
• Both Interior updates — Fresh paint and minor updates could increase appeal and value ↑
• Both Exterior paint touch-up — Maintaining the brick facade's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: California Area SD
• NCES district ID: 4204710
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $40,621
• Composite: 37.22/100
• National rank: #4466
• State rank: #295 of 539 in PA

Livability — California

• Score: 56/100
• State rank: #1648
• US rank: #22817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: California, PA
• City population: 5,469
• Population (ZIP): 3,527

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 10% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.56%
• Current HPI: 160.7366
• 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

-3.9% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $245,000 West Penn MLS
• 2026-05-12 Listed $255,000 West Penn MLS