306 Campbell St · McKees Rocks, PA 15136

$225,000

None bd · None ba · — sqft · MultiFamily · 52 Days on market

Built 1920 Good condition 5,248 sqft lot ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to 306 Campbell Street—an excellent opportunity to own a fully updated 4-unit multifamily property in McKees Rocks. Whether you’re looking to expand your investment portfolio or live in one unit while the others help pay your mortgage, this property offers the flexibility and upside you’ve been looking for. Each of the four units has been recently updated, providing modern finishes that attract and retain quality tenants while minimizing immediate maintenance needs. The building is well-suited for strong rental performance, with multiple income streams already in place or ready to be leased. For an owner-occupant, this is a smart way to build equity while generatin

Key facts

• Recently updated
• Fully updated
• Modern finishes

Tags

• FULLY UPDATED
• RECENTLY UPDATED
• MODERN FINISHES
• STRONG RENTAL PERFORMANCE
• MULTIPLE INCOME STREAMS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Assessed value $35,000; Annual tax approximately $1,600

Exterior

• Home design: Property at 306 Campbell St, McKees Rocks, PA 15136
• Construction: Lot area approximately 0.1205 acres
• Exterior features: Zoned R-10

Interior

• Interior features: 4-unit building

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $363/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 11.7% in McKees Rocks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#143 in PA, #1,154 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, employment F.
• Sto-Rox SD (suburban): math 4% / reading 18% proficiency, ranked #532 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $3,875/mo this rent would consume 67% of the median local household income ($69k/yr) (locally 768% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.72% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.69%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $113,241
• List price: $225,000
• Delta: 98.69%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16-22 Helen St	0.09mi	14/7.0	—	9mo	$425,000	—	76
109 Ella St	0.13mi	6/4.0	—	8mo	$170,000	—	75
103 Ella St	0.14mi	4/2.0	—	12mo	$108,000	—	70
317 Hamilton St	0.13mi	8/8.0	—	19mo	$292,000	—	66
733-735 Mary St	0.64mi	8/4.0	—	6mo	$70,000	—	53
22 Harlem Ave	0.64mi	4/2.0	—	6mo	$94,000	—	52
922 Island Ave	0.50mi	4/2.0	—	18mo	$125,000	—	49
919-921 Robinson St	0.46mi	5/2.0	—	21mo	$60,000	—	49
742 Chartiers Ave	0.69mi	3/3.0	—	9mo	$120,000	—	48
900 2nd St	0.70mi	4/2.0	—	11mo	$147,500	—	46
732-734 Chartiers Ave	0.68mi	8/4.0	—	12mo	$276,500	—	46
765 Frederick St	0.53mi	4/2.0	—	22mo	$112,500	—	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.21×
• Total profit: $76,513
• Equity at exit: $33,548

10-year hold

• IRR: 37.8%
• Equity multiple: 5.43×
• Total profit: $279,189
• Equity at exit: $19,454

Cash invested: $63,000 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $3,875 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $1,451

Break-even live

Break-even rent $2,039

Max offer price $225,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,876
Total (4 units)			$3,875

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Ella St Unit 12 McKees Rocks, PA	1.0	1.0	—	$1,200	—	43d	1	0.07mi
325 Ella St Unit 6 McKees Rocks, PA	1.0	1.0	—	$750	—	23d	1	0.07mi
340 Gardner St McKees Rocks, PA	2.0	2.0	—	$995	—	43d	1	0.10mi
104 Munson Ave Mc Kees Rocks, PA	2.0	1.0	—	$925	—	43d	1	0.19mi
723 Fruit Way Unit MC McKees Rocks, PA	3.0	2.0	—	$1,250	—	23d	1	0.45mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	23d	1	0.61mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	43d	1	0.62mi
853 Railroad St Mc Kees Rocks, PA	3.0	1.0	—	$1,495	—	23d	1	0.64mi
22 Harlem Ave #1 McKees Rocks, PA	2.0	1.0	1944	$745	$0.38	21d	1	0.66mi
732 Chartiers Ave McKees Rocks, PA	1.0	1.0	—	$1,100	—	23d	1	0.70mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	23d	1	0.72mi
306 Broadway Ave Apt 3 McKees Rocks, PA	1.0	1.0	—	$700	—	20d	1	0.76mi
406 Broadway Ave McKees Rocks, PA	1.0	1.0	—	$825	—	23d	1	0.80mi
600 Federal St Mc Kees Rocks, PA	2.0	1.0	—	$1,205	—	2d	1	0.82mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	23d	1	0.82mi
135 Dunn St Mc Kees Rocks, PA	3.0	2.0	1600	$1,599	$1.00	19d	1	0.83mi
505 Broadway Ave Unit 3 McKees Rocks, PA	1.0	1.0	—	$750	—	43d	1	0.85mi
505 Broadway Ave Unit MC McKees Rocks, PA	1.0	1.0	—	$750	—	23d	1	0.85mi
33 Greenough Ave Pittsburgh, PA	2.0	1.0	900	$1,300	$1.44	43d	1	0.85mi
809 Lamont St Mc Kees Rocks, PA	3.0	1.0	—	$1,525	—	43d	1	0.85mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	7d	1	0.86mi
618 Broadway Ave Unit MC McKees Rocks, PA	1.0	1.0	—	$750	—	23d	1	0.90mi
618 Broadway Ave Unit 1A McKees Rocks, PA	1.0	1.0	—	$750	—	43d	1	0.90mi
802 7th St Unit MC McKees Rocks, PA	3.0	1.0	—	$900	—	23d	1	0.91mi
500 Marwood Ave Mc Kees Rocks, PA	3.0	2.0	2040	$1,600	$0.78	23d	1	0.96mi
500 Marwood Ave Unit NA McKees Rocks, PA	3.0	2.0	2040	$1,500	$0.74	23d	1	0.96mi
519 Marwood Ave McKees Rocks, PA	2.0	1.0	—	$895	—	7d	1	0.98mi
117 Crawford Ave Unit 2 Pittsburgh, PA	1.0	1.0	700	$900	$1.29	43d	1	1.01mi
219 Woodlawn Ave Pittsburgh, PA	2.0	1.0	925	$1,075	$1.16	43d	1	1.01mi
197 Shiloh Ave Unit 205 Pittsburgh, PA	1.0	1.0	—	$899	—	17d	1	1.03mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	23d	1	1.03mi
200-222 Laurel Ave Unit 207 Pittsburgh, PA	3.0	1.0	—	$1,295	—	7d	1	1.03mi
37 Washington Ave Pittsburgh, PA	1.0	1.0	—	$929	—	43d	1	1.06mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	14d	1	1.07mi
141 S Bryant Ave Unit 3 Pittsburgh, PA	1.0	1.0	—	$890	—	17d	1	1.08mi
908 Benwood Ave Mc Kees Rocks, PA	3.0	1.0	—	$1,450	—	43d	1	1.08mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	23d	1	1.09mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	43d	1	1.09mi
149 S Euclid Ave Unit 1 Pittsburgh, PA	1.0	1.0	800	$1,200	$1.50	17d	1	1.10mi
250 Laurel Ave Unit 303 Pittsburgh, PA	1.0	1.0	—	$895	—	17d	1	1.11mi

Listing history 17 events

1. 2026-06-18
   days on market $225,000 Active 52 DOM
2. 2026-06-17
   price $225,000 Active 51 DOM
3. 2026-06-17
   days on market $250,000 Active 51 DOM
4. 2026-06-16
   days on market $250,000 Active 50 DOM
5. 2026-06-15
   days on market $250,000 Active 49 DOM
6. 2026-06-13
   days on market $250,000 Active 47 DOM
7. 2026-06-09
   days on market $250,000 Active 43 DOM
8. 2026-06-08
   days on market $250,000 Active 42 DOM
9. 2026-06-07
   days on market $250,000 Active 41 DOM
10. 2026-06-05
    days on market $250,000 Active 38 DOM
11. 2026-06-03
    days on market $250,000 Active 37 DOM
12. 2026-06-02
    days on market $250,000 Active 36 DOM
13. 2026-06-01
    days on market $250,000 Active 35 DOM
14. 2026-05-31
    days on market $250,000 Active 34 DOM
15. 2026-04-27
    listed $250,000 Active 1147-char remark
16. 2025-10-19
    historical $750
17. 2025-09-25
    listed $750

ⓘ 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,500
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,792
• − Repairs & maintenance: −$3,720
• − Management: −$3,720
• − Depreciation: −$6,545
• Taxable income: $14,745
• Est. tax owed @ 24.0%: −$3,539
• After-tax cash flow: $13,871/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 · 12 photos

Good 75/100 Cosmetic rehab

This fully updated 4-unit multifamily property in McKees Rocks is in good condition with minimal maintenance needs. It offers a great opportunity for investment with potential for further value enhancement through updates.

Value-add opportunities

• Both Painting and updating appliances in the kitchen. — Fresh paint and updated appliances would enhance the home's curb appeal and attract tenants.
• Both Upgrading the HVAC system. — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Landscaping improvements. — Enhanced landscaping would improve curb appeal and attract potential buyers or tenants.
• Both Adding smart home features. — Smart home features would appeal to modern buyers and tenants, enhancing both resale and rental value.
• Both Upgrading the kitchen cabinets. — Modern, updated cabinets would improve the kitchen's appearance and functionality, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and updating appliances in the kitchen. — Fresh paint and updated appliances would enhance the home's curb appeal and attract tenants. ↑
• Both Upgrading the HVAC system. — A new HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping improvements. — Enhanced landscaping would improve curb appeal and attract potential buyers or tenants. ↑
• Both Adding smart home features. — Smart home features would appeal to modern buyers and tenants, enhancing both resale and rental value. ↑
• Both Upgrading the kitchen cabinets. — Modern, updated cabinets would improve the kitchen's appearance and functionality, benefiting both resale and rental value. ↑

ⓘ 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: Sto-Rox SD
• NCES district ID: 4222830
• Math proficiency: 4% ▼ -5.00%
• Reading proficiency: 18% ▼ -4.00%
• Median HH income: $30,268
• Composite: 8.51/100
• National rank: #9904
• State rank: #532 of 539 in PA

Livability — McKees Rocks

• Score: 82/100
• State rank: #143
• US rank: #1154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKees Rocks, PA
• County: Allegheny County · 1,022,028 people
• City population: 22,623
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

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 (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

-10.0% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $225,000 West Penn MLS
• 2026-04-27 Listed $250,000 West Penn MLS
• 2025-10-19 Rental Removed $750 TENANTTURNER2
• 2025-09-25 Listed for Rent $750 TENANTTURNER2