221-227 Spring St · Springdale, PA 15049

$295,000

8 bd · 4.4 ba · — sqft · MultiFamily · 153 Days on market

Built 1930 0.64 ac lot ↓ 16% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

RARE OPPORTUNITY TO LIVE IN A MODERN TWO/THREE BEDROOM RANCH THAT HAS A TWO CAR ATTACHED GARAGE AND USE THE RENTS FROM THE OTHER UNITS TO HELP. EACH OF THE DUPLEX UNITS OFFER THREE BEDROOMS, KITCHEN, BATH, LIVING AND DINING ROOM AND BASEMENT. RENTS ARE CURRENTLY UNDER MARKET. EXCELLENT RENTAL HISTORY WITH LONGTIME TENANTS. SEPARATE UTILITIES. TRAILER IS NOT AVAILABLE FOR SHOWINGS AND HAS NOT BEEN GIVEN ANY VALUE IN THE PROPERTY PRICING. RANCH HOME HAD A NEW HVAC INSTALLED IN 2024. DUPLEX HAS A NEW METAL ROOF. UNITS COULD USE SOME UPDATING BUT ARE ALL SPACIOUS. EXTRA OFF STREET PARKING IS AVAILABLE BESIDES THE TWO CAR GARAGE.

Key facts

• Attached garage
• New hvac
• Newer metal roof

Tags

• MODERN BRICK RANCH
• NEW HVAC
• NEWER METAL ROOF
• EXTRA OFF STREET PARKING
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.1-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $500/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $295k).
• Recommended offer: $260k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#407 in PA, #3,696 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Allegheny Valley SD (suburban): math 29% / reading 53% proficiency, ranked #341 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $384 of equity ($2k loan paydown + $-2k appreciation (-0.6% local appreciation)).
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.4%
• Equity multiple: 2.35×
• Total profit: $111,172
• Equity at exit: $77,474

10-year hold

• IRR: 32.8%
• Equity multiple: 4.53×
• Total profit: $291,418
• Equity at exit: $86,823

Cash invested: $82,600 (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 15049

• Home prices YoY: -0.3%
• Active inventory: 4
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $5,113 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,074
• Net cashflow: $2,001

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 56%

Sensitivity live

Price	-10% $2,204	-5% $2,103	+0% $2,001	+5% $1,899	+10% $1,797
Rent	-10% $1,597	-5% $1,799	+0% $2,001	+5% $2,203	+10% $2,405
Rate	-1.0pp $2,149	-0.5pp $2,076	base $2,001	+0.5pp $1,924	+1.0pp $1,846

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.1	$5,112
Total (4 units)			$5,113

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $295,000 Active 153 DOM
2. 2026-06-17
   days on market $295,000 Active 152 DOM
3. 2026-06-16
   days on market $295,000 Active 151 DOM
4. 2026-06-15
   days on market $295,000 Active 150 DOM
5. 2026-06-13
   days on market $295,000 Active 148 DOM
6. 2026-06-09
   days on market $295,000 Active 144 DOM
7. 2026-06-08
   days on market $295,000 Active 143 DOM
8. 2026-06-07
   days on market $295,000 Active 142 DOM
9. 2026-06-03
   days on market $295,000 Active 138 DOM
10. 2026-06-02
    days on market $295,000 Active 137 DOM
11. 2026-06-01
    days on market $295,000 Active 136 DOM
12. 2026-05-31
    days on market $295,000 Active 135 DOM
13. 2026-01-16
    status Active 633-char remark

    Show marketing remark (633 chars)

    RARE OPPORTUNITY TO LIVE IN A MODERN TWO/THREE BEDROOM RANCH THAT HAS A TWO CAR ATTACHED GARAGE AND USE THE RENTS FROM THE OTHER UNITS TO HELP. EACH OF THE DUPLEX UNITS OFFER THREE BEDROOMS, KITCHEN, BATH, LIVING AND DINING ROOM AND BASEMENT. RENTS ARE CURRENTLY UNDER MARKET. EXCELLENT RENTAL HISTORY WITH LONGTIME TENANTS. SEPARATE UTILITIES. TRAILER IS NOT AVAILABLE FOR SHOWINGS AND HAS NOT BEEN GIVEN ANY VALUE IN THE PROPERTY PRICING. RANCH HOME HAD A NEW HVAC INSTALLED IN 2024. DUPLEX HAS A NEW METAL ROOF. UNITS COULD USE SOME UPDATING BUT ARE ALL SPACIOUS. EXTRA OFF STREET PARKING IS AVAILABLE BESIDES THE TWO CAR GARAGE.

14. 2026-01-14
    listed $295,000 Active 864-char remark

    Show marketing remark (864 chars)

    RARE OPPORTUNITY TO LIVE IN A MODERN TWO/THREE BEDROOM BRICK RANCH THAT HAS A TWO CAR ATTACHED GARAGE AND USE THE RENTS FROM THE OTHER UNITS. EACH OF THE DUPLEX UNITS OFFER THREE BEDROOMS, KITCHEN, BATH, LIVING AND DINING ROOM AND BASEMENT. RENTS ARE CURRENTLY UNDER MARKET. EXCELLENT RENTAL HISTORY WITH LONGTIME TENANTS. SEPARATE UTILITIES. TRAILER HAS NOT BEEN GIVEN ANY VALUE IN THE PROPERTY PRICING. RANCH HOME HAD A NEW HVAC INSTALLED IN 2024. DUPLEX HAS A NEWER METAL ROOF. UNITS COULD USE SOME UPDATING BUT ARE ALL SPACIOUS. EXTRA OFF STREET PARKING IS AVAILABLE BESIDES THE TWO CAR GARAGE. RANCH HOME AND TRAILER ARE VACANT. RANCH HOME IS BRICK WITH TWO/THREE BEDROOMS, SPACIOUS LIVINGROOM, DININGROOM, KITCHEN AND BATHROOMS AND FIRST FLOOR LAUNDRY. .. THERE IS NO BASEMENT. TWO CAR GARAGE IS REALLY SPACIOUS AND IS ATTACHED. DUPLEX DOES HAVE A BASEMENT.

15. 2025-10-08
    historical Contingent 633-char remark

    Show marketing remark (633 chars)

    RARE OPPORTUNITY TO LIVE IN A MODERN TWO/THREE BEDROOM RANCH THAT HAS A TWO CAR ATTACHED GARAGE AND USE THE RENTS FROM THE OTHER UNITS TO HELP. EACH OF THE DUPLEX UNITS OFFER THREE BEDROOMS, KITCHEN, BATH, LIVING AND DINING ROOM AND BASEMENT. RENTS ARE CURRENTLY UNDER MARKET. EXCELLENT RENTAL HISTORY WITH LONGTIME TENANTS. SEPARATE UTILITIES. TRAILER IS NOT AVAILABLE FOR SHOWINGS AND HAS NOT BEEN GIVEN ANY VALUE IN THE PROPERTY PRICING. RANCH HOME HAD A NEW HVAC INSTALLED IN 2024. DUPLEX HAS A NEW METAL ROOF. UNITS COULD USE SOME UPDATING BUT ARE ALL SPACIOUS. EXTRA OFF STREET PARKING IS AVAILABLE BESIDES THE TWO CAR GARAGE.

16. 2025-09-02
    listed $350,000 Active 633-char remark

    Show marketing remark (633 chars)

    RARE OPPORTUNITY TO LIVE IN A MODERN TWO/THREE BEDROOM RANCH THAT HAS A TWO CAR ATTACHED GARAGE AND USE THE RENTS FROM THE OTHER UNITS TO HELP. EACH OF THE DUPLEX UNITS OFFER THREE BEDROOMS, KITCHEN, BATH, LIVING AND DINING ROOM AND BASEMENT. RENTS ARE CURRENTLY UNDER MARKET. EXCELLENT RENTAL HISTORY WITH LONGTIME TENANTS. SEPARATE UTILITIES. TRAILER IS NOT AVAILABLE FOR SHOWINGS AND HAS NOT BEEN GIVEN ANY VALUE IN THE PROPERTY PRICING. RANCH HOME HAD A NEW HVAC INSTALLED IN 2024. DUPLEX HAS A NEW METAL ROOF. UNITS COULD USE SOME UPDATING BUT ARE ALL SPACIOUS. EXTRA OFF STREET PARKING IS AVAILABLE BESIDES THE TWO CAR GARAGE.

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

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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,356
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$4,908
• − Management: −$4,908
• − Depreciation: −$8,582
• Taxable income: $20,533
• Est. tax owed @ 24.0%: −$4,928
• After-tax cash flow: $19,079/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: Allegheny Valley SD
• NCES district ID: 4202190
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $48,049
• Composite: 35.04/100
• National rank: #5037
• State rank: #341 of 539 in PA

Livability — Springdale

• Score: 76/100
• State rank: #407
• US rank: #3696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harwick, PA
• City population: 3,939
• Population (ZIP): 919

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Slovak 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -0.56%
• Current HPI: 173.2253
• 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

-15.7% since first listed

4 events — show timeline

• 2026-01-16 Relisted — West Penn MLS
• 2026-01-14 Listed $295,000 West Penn MLS
• 2025-10-08 Contingent — West Penn MLS
• 2025-09-02 Listed $350,000 West Penn MLS