134-136 James St · Springdale, PA 15144

$299,000

4 bd · 3.0 ba · — sqft · MultiFamily · 262 Days on market

Built 1962 Average condition 7,405 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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.8/5.0
• Rent growth +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: 2 units. confirmed

Listing remarks MLS

Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

Key facts

• Two car garages
• Main level living
• Handicap accessible

Tags

• STAND-ALONE STRUCTURE
• UPDATED KITCHEN
• HANDICAP ACCESSIBLE
• SIZABLE BASEMENTS
• MAIN LEVEL LIVING
• TWO CAR GARAGES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $299k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $58 ($696/yr) — positive. Per door: $29/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (10.1% below list).
• Recommended offer: $263k (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.
• Zoned schools: Acmetonia El Sch (math 26% / reading 56%, grade F, #932 of 1,518 statewide, top 62%, 484 students, 100% FRL); Springdale Jshs (math 32% / reading 47%, grade F, #265 of 437 statewide, top 63%, 387 students, 94% FRL) — zoned schools average 97% FRL vs 36% district-wide (61 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• It's been on market 262 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 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 1962 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.3

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
700-702 Garfield St	0.15mi	4/3.5	—	9mo	$175,000	—	71
1055 Keene St	0.45mi	5/3.0 (+1)	—	8mo	$139,999	—	54
1051 Keene St	0.44mi	4/2.0	—	22mo	$80,000	—	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-44,717
• Equity at exit: $44,582

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-34,018
• Equity at exit: $25,852

Cash invested: $83,720 (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 15144

• Home prices YoY: -22.7%
• Active inventory: 16
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $2,689 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $58

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $265	-5% $161	+0% $58	+5% $-45	+10% $-149
Rent	-10% $-154	-5% $-48	+0% $58	+5% $164	+10% $270
Rate	-1.0pp $209	-0.5pp $134	base $58	+0.5pp $-19	+1.0pp $-98

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,688
Total (2 units)			$2,689

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Walnut St Springdale, PA	3.0	1.5	1800	$1,500	$0.83	0d	1	0.42mi
287 Olivia Dr New Kensington, PA	3.0	2.0	—	$2,995	—	0d	1	1.15mi
314 N Highland Ave Cheswick, PA	3.0	1.5	—	$1,750	—	45d	1	1.15mi
331-337 4th Ave Unit 335 New Kensington, PA	3.0	1.0	—	$1,225	—	4d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $299,000 Active 262 DOM
2. 2026-06-18
   days on market $299,000 Active 259 DOM
3. 2026-06-17
   days on market $299,000 Active 258 DOM
4. 2026-06-16
   days on market $299,000 Active 257 DOM
5. 2026-06-15
   days on market $299,000 Active 256 DOM
6. 2026-06-13
   days on market $299,000 Active 254 DOM
7. 2026-06-09
   days on market $299,000 Active 250 DOM
8. 2026-06-08
   days on market $299,000 Active 249 DOM
9. 2026-06-07
   days on market $299,000 Active 248 DOM
10. 2026-06-03
    days on market $299,000 Active 244 DOM
11. 2026-06-02
    days on market $299,000 Active 243 DOM
12. 2026-06-01
    days on market $299,000 Active 242 DOM
13. 2026-05-31
    days on market $299,000 Active 241 DOM
14. 2025-10-02
    listed $299,000 Active 711-char remark

    Show marketing remark (711 chars)

    Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

15. 2025-10-01
    historical Expired 711-char remark

    Show marketing remark (711 chars)

    Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

16. 2025-04-01
    status Active 711-char remark

    Show marketing remark (711 chars)

    Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

17. 2025-03-17
    historical Contingent 711-char remark

    Show marketing remark (711 chars)

    Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

18. 2025-03-02
    status Active 711-char remark

    Show marketing remark (711 chars)

    Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

19. 2025-02-09
    historical Contingent 711-char remark

    Show marketing remark (711 chars)

    Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

20. 2024-10-03
    listed $299,000 Active 711-char remark

    Show marketing remark (711 chars)

    Brick multi-unit, with an additional stand-alone structure in rear of property. Front structure offers two, two bedroom units each with one full bathroom. Each side offers main level living and hard wood flooring. Left unit has an updated kitchen, bathroom, flooring and hot water tank. Right unit is handicap accessible with an additional room for extra space. Each unit has its own unfinished basements with laundry areas. Basements are very sizable with tall ceilings, perfect to be finished into a game room. Rear structure is also main level living with an updated kitchen. Rear structure has two, one car, garages attached to it, one on the right side and one on the left side, each with its own driveway.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,268
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$8,698
• Taxable loss: −$4,322
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $1,733/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

Average 55/100 Moderate rehab

The property is in average condition with moderate repairs and maintenance needed. Upgrading the kitchen and bathroom, along with landscaping improvements, would significantly increase its value.

Repairs flagged

• Moderate Kitchen cabinets — Older cabinets need updating
• Moderate Kitchen appliances — Dated appliances need replacing
• Moderate Bathroom fixtures — Standard fixtures need updating
• Moderate Landscaping — Overgrown areas need trimming

Value-add opportunities

• Both Update kitchen cabinets and appliances — Modernizes the kitchen and increases appeal
• Both Replace bathroom fixtures — Modernizes the bathroom and increases appeal
• Both Landscaping improvements — Enhances curb appeal and increases property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older cabinets need updating	Moderate	$3,000–15,000
Kitchen appliances · Dated appliances need replacing	Moderate	$3,000–15,000
Bathroom fixtures · Standard fixtures need updating	Moderate	$3,000–15,000
Landscaping · Overgrown areas need trimming	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Update kitchen cabinets and appliances — Modernizes the kitchen and increases appeal ↑
• Both Replace bathroom fixtures — Modernizes the bathroom and increases appeal ↑
• Both Landscaping improvements — Enhances curb appeal and increases property 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: 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: Springdale, PA
• City population: 3,939
• Population (ZIP): 3,939

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Serbian 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -64.55%
• Current HPI: 219.3049
• 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

+0.0% since first listed

7 events — show timeline

• 2025-10-02 Listed $299,000 West Penn MLS
• 2025-10-01 Delisted — West Penn MLS
• 2025-04-01 Relisted — West Penn MLS
• 2025-03-17 Contingent — West Penn MLS
• 2025-03-02 Relisted — West Penn MLS
• 2025-02-09 Contingent — West Penn MLS
• 2024-10-03 Listed $299,000 West Penn MLS