306 Park Rd · Ambridge, PA 15003

$215,000

2 bd · 1.0 ba · 1,188 sqft · MultiFamily public records · 28 Days on market

Built 1916 3,484 sqft lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Come check out this outstanding investment opportunity in Ambridge! 306 Park Road offers a rare opportunity featuring 2 single family homes on the same deed! The front home has been renovated and is ready to go featuring new flooring/carpet throughout, updated kitchen and full bathroom, and fresh paint both inside and out. The 3 bedroom 1 bath front home offers a large living room, formal dining room, large kitchen, and additional room all on the first floor. Heading up to the second floor you'll find the homes 3 generously sized bedrooms, full bathroom, and second floor balcony both in the front and back! 306 Park Rear is a 2 bedroom 1 bath home, currently tenant occupied with a strong rental history. Don't miss out on this fantastic investment opportunity!

Key facts

• Detached homes
• Updated
• 3,484 sq ft lot

Tags

• DETACHED HOMES
• STRONG INCOME POTENTIAL
• SOLID ALL-BRICK PROPERTY
• UPDATED
• PLENTIFUL ON-STREET PARKING
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Financial info: One unit currently vacant; the other unit has rent listed at $999

Exterior

• Parking: On-street parking (3 spaces total)
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Two-family property (2 units); Lot dimensions approximately 31 x 109 x 41 x 100; Zoned for 2-family use
• Construction: Brick construction; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Bathrooms: Two units each with 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $76 ($906/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (14.9% below list).
• Recommended offer: $183k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#293 in PA, #2,594 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F.
• Ambridge Area SD (suburban): math 23% / reading 48% proficiency, ranked #408 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland El Sch (math 8% / reading 27%, grade F, #1,295 of 1,518 statewide, top 86%, 316 students, 99% FRL); Ambridge Area Ms (math 13% / reading 45%, grade F, #391 of 512 statewide, top 77%, 467 students, 99% FRL); Ambridge Area Hs (math 42% / reading 24%, grade F, #325 of 437 statewide, top 75%, 733 students, 92% FRL) — zoned schools average 97% FRL vs 43% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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.
• Current owner paid $70k; list at $215k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,000 (14.9% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.8

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-30,074
• Equity at exit: $32,057

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-20,171
• Equity at exit: $18,589

Cash invested: $60,200 (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 15003

• Home prices YoY: -15.7%
• Active inventory: 58
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $76

Break-even live

Break-even rent $1,734

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $197	-5% $136	+0% $76	+5% $15	+10% $-46
Rent	-10% $-69	-5% $3	+0% $76	+5% $148	+10% $220
Rate	-1.0pp $184	-0.5pp $130	base $76	+0.5pp $20	+1.0pp $-37

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,019
1× unit	2	1	$811
Total (2 units)			$1,830

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Maplewood Ave Ambridge, PA	3.0	1.0	800	$935	$1.17	45d	1	0.07mi
230 Locust St Ambridge, PA	2.0	1.0	1205	$1,103	$0.92	16d	1	0.17mi
121 Locust St Ambridge, PA	2.0–3.0	1.0	875	$1,100	$1.26	3d	3	0.25mi
230 Ambridge Ave Unit 1 Ambridge, PA	2.0	1.0	740	$825	$1.11	25d	1	0.96mi
281-283 Beaver St Unit 283_3 Leetsdale, PA	1.0	1.0	800	$700	$0.88	18d	1	1.19mi
1700 Beaver Rd Ambridge, PA	3.0	1.0	1099	$1,495	$1.36	17d	1	1.24mi

Listing history 27 events

1. 2026-06-21
   days on market $215,000 Active 28 DOM
2. 2026-06-18
   days on market $215,000 Active 25 DOM
3. 2026-06-17
   days on market $215,000 Active 24 DOM
4. 2026-06-16
   days on market $215,000 Active 23 DOM
5. 2026-06-15
   days on market $215,000 Active 22 DOM
6. 2026-06-13
   days on market $215,000 Active 20 DOM
7. 2026-06-13
   days on market $215,000 Active 19 DOM
8. 2026-06-09
   days on market $215,000 Active 16 DOM
9. 2026-06-08
   days on market $215,000 Active 15 DOM
10. 2026-06-07
    days on market $215,000 Active 14 DOM
11. 2026-06-03
    days on market $215,000 Active 10 DOM
12. 2026-06-02
    days on market $215,000 Active 9 DOM
13. 2026-06-01
    days on market $215,000 Active 8 DOM
14. 2026-05-31
    days on market $215,000 Active 7 DOM
15. 2026-05-22
    listed $215,000 Active
16. 2025-04-03
    historical $899
17. 2025-03-25
    listed $899
18. 2025-03-20
    historical Expired 769-char remark

    Show marketing remark (769 chars)

    Come check out this outstanding investment opportunity in Ambridge! 306 Park Road offers a rare opportunity featuring 2 single family homes on the same deed! The front home has been renovated and is ready to go featuring new flooring/carpet throughout, updated kitchen and full bathroom, and fresh paint both inside and out. The 3 bedroom 1 bath front home offers a large living room, formal dining room, large kitchen, and additional room all on the first floor. Heading up to the second floor you'll find the homes 3 generously sized bedrooms, full bathroom, and second floor balcony both in the front and back! 306 Park Rear is a 2 bedroom 1 bath home, currently tenant occupied with a strong rental history. Don't miss out on this fantastic investment opportunity!

19. 2025-01-21
    listed $149,900 Active 769-char remark

    Show marketing remark (769 chars)

    Come check out this outstanding investment opportunity in Ambridge! 306 Park Road offers a rare opportunity featuring 2 single family homes on the same deed! The front home has been renovated and is ready to go featuring new flooring/carpet throughout, updated kitchen and full bathroom, and fresh paint both inside and out. The 3 bedroom 1 bath front home offers a large living room, formal dining room, large kitchen, and additional room all on the first floor. Heading up to the second floor you'll find the homes 3 generously sized bedrooms, full bathroom, and second floor balcony both in the front and back! 306 Park Rear is a 2 bedroom 1 bath home, currently tenant occupied with a strong rental history. Don't miss out on this fantastic investment opportunity!

20. 2022-07-21
    soldstatus $70,000
21. 2019-08-02
    historical Expired 74-char remark

    Show marketing remark (74 chars)

    GREAT RENTAL INCOME!!!!! RENTS SUPER FAST!!!! WELL MAINTAINED CASH PRODCER

22. 2019-05-06
    listed $125,000 Active 74-char remark

    Show marketing remark (74 chars)

    GREAT RENTAL INCOME!!!!! RENTS SUPER FAST!!!! WELL MAINTAINED CASH PRODCER

23. 2018-05-04
    historical Withdrawn
24. 2017-12-02
    listed $75,000 Active
25. 2003-04-15
    soldstatus $29,500
26. 1992-01-06
    soldstatus $27,000
27. 1970-06-01
    soldstatus $33,500

ⓘ 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: $1,838 · $153/mo
• Projected year-2 tax: $2,617 · $218/mo
• Expected delta: +$780/yr (+$65/mo · 42.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,960
• − Mortgage interest: −$12,043
• − Property taxes: −$1,838
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$6,255
• Taxable loss: −$2,764
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $1,569/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: Ambridge Area SD
• NCES district ID: 4202440
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $49,514
• Composite: 30.62/100
• National rank: #6190
• State rank: #408 of 539 in PA

Livability — Ambridge

• Score: 78/100
• State rank: #293
• US rank: #2594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ambridge, PA
• County: Beaver County · 116,001 people
• City population: 11,387
• Metro: Pittsburgh, PA
• Population (ZIP): 11,387
• Household income: $59,550
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 397.0

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Black 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.42%
• Current HPI: 249.8525
• 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

+541.8% since first listed

13 events — show timeline

• 2026-05-22 Listed $215,000 West Penn MLS
• 2025-04-03 Rental Removed $899 APPFOLIO
• 2025-03-25 Listed for Rent $899 APPFOLIO
• 2025-03-20 Delisted — West Penn MLS
• 2025-01-21 Listed $149,900 West Penn MLS
• 2022-07-21 Sold (Public Records) $70,000 Public Records
• 2019-08-02 Delisted — West Penn MLS
• 2019-05-06 Listed $125,000 West Penn MLS
• 2018-05-04 Delisted — West Penn MLS
• 2017-12-02 Listed $75,000 West Penn MLS
• 2003-04-15 Sold (Public Records) $29,500 Public Records
• 1992-01-06 Sold (Public Records) $27,000 Public Records
• 1970-06-01 Sold (Public Records) $33,500 Public Records

Property tax history

-4.5%/yr

Latest (2026): $1,838 · +2.2% YoY. Source: county tax records.