1057 Keene St · Springdale, PA 15144

$114,000

3 bd · 3.0 ba · 2,079 sqft · MultiFamily public records · 52 Days on market

Built 1920 10,210 sqft lot

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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
• Livability +3.8/5.0
• Schools +3.5/10.0
• 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

OLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

Key facts

• Basement access
• Off street parking
• Front porch

Tags

• BASEMENT ACCESS
• FRONT PORCH
• OFF STREET PARKING
• WALKING DISTANCE TO BUSINESSES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $114k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $114k).
• Recommended offer: $111k (3.0% 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; 1 comparable units currently listed for rent nearby; 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 $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 31y 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 $40k; list at $114k implies a 185% gain — meaningful room to come down on a strong offer.

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 $110,580 (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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.34% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.90%
• DSCR: 3.18
• GRM: 3.6

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: 44.2%
• Equity multiple: 2.91×
• Total profit: $60,919
• Equity at exit: $16,998

10-year hold

• IRR: 50.1%
• Equity multiple: 5.87×
• Total profit: $155,510
• Equity at exit: $9,857

Cash invested: $31,920 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,664 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$158 /mo · $1,902/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $1,245

Break-even live

Break-even rent $1,088

Max offer price $114,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,310	-5% $1,277	+0% $1,245	+5% $1,213	+10% $1,181
Rent	-10% $1,035	-5% $1,140	+0% $1,245	+5% $1,350	+10% $1,456
Rate	-1.0pp $1,303	-0.5pp $1,274	base $1,245	+0.5pp $1,216	+1.0pp $1,186

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,664
Total (3 units)			$2,664

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Walnut St Springdale, PA	3.0	1.5	1800	$1,500	$0.83	3d	1	0.11mi

Listing history 24 events

1. 2026-05-14
   status Active 509-char remark

   Show marketing remark (509 chars)

   OLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

2. 2026-04-12
   historical Contingent 509-char remark

   Show marketing remark (509 chars)

   OLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

3. 2026-04-08
   price $114,000 509-char remark

   Show marketing remark (509 chars)

   OLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

4. 2026-04-04
   listed $119,000 Active 509-char remark

   Show marketing remark (509 chars)

   OLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

5. 2026-03-31
   historical Expired 510-char remark

   Show marketing remark (510 chars)

   HOLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

6. 2026-03-02
   price $119,900 510-char remark

   Show marketing remark (510 chars)

   HOLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

7. 2026-02-02
   price $124,900 510-char remark

   Show marketing remark (510 chars)

   HOLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

8. 2026-01-06
   status Active 510-char remark

   Show marketing remark (510 chars)

   HOLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

9. 2026-01-06
   price $129,900 510-char remark

   Show marketing remark (510 chars)

   HOLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

10. 2025-12-21
    price $134,900 510-char remark

    Show marketing remark (510 chars)

    HOLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

11. 2025-11-24
    listed $139,000 Active 510-char remark

    Show marketing remark (510 chars)

    HOLD THE PHONE INVESTORS!!! This property puts CASH FLOW within reach with 3 units ready to send you a check every month. Tenants pay their electric and heat. Unit one is very large with basement access, front porch and has a long term tenant. Units 2 and 3 are being left vacant for showing purposes. They are nice size with separate electric and baseboard heat. Units have off street parking and access to a nice yard. Property is walking distance to businesses on Pittsburgh St and fishing at the Brickyard.

12. 2018-02-13
    soldstatus $40,000 Sold
13. 2018-01-24
    status Under Contract
14. 2017-11-14
    listed $57,500 Active
15. 2017-11-03
    historical Expired
16. 2017-10-12
    price $57,500
17. 2017-07-05
    price $60,000
18. 2016-11-03
    listed $64,900 Active
19. 2003-04-21
    soldstatus $50,000
20. 2003-04-18
    soldstatus $50,000
21. 2002-06-20
    listed $55,000
22. 1995-07-12
    soldstatus $35,000
23. 1995-07-12
    listed $35,000
24. 1995-06-19
    soldstatus $35,000

ⓘ 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: $1,902 · $158/mo
• Projected year-2 tax: $1,902 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $31,968
• − Mortgage interest: −$6,386
• − Property taxes: −$1,902
• − Insurance: −$1,236
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − Depreciation: −$3,316
• Taxable income: $14,013
• Est. tax owed @ 24.0%: −$3,363
• After-tax cash flow: $11,579/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: 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

+225.7% since first listed

24 events — show timeline

• 2026-05-14 Relisted — West Penn MLS
• 2026-04-12 Contingent — West Penn MLS
• 2026-04-08 Price Changed $114,000 West Penn MLS
• 2026-04-04 Listed $119,000 West Penn MLS
• 2026-03-31 Delisted — West Penn MLS
• 2026-03-02 Price Changed $119,900 West Penn MLS
• 2026-02-02 Price Changed $124,900 West Penn MLS
• 2026-01-06 Relisted — West Penn MLS
• 2026-01-06 Price Changed $129,900 West Penn MLS
• 2025-12-21 Price Changed $134,900 West Penn MLS
• 2025-11-24 Listed $139,000 West Penn MLS
• 2018-02-13 Sold (MLS) $40,000 West Penn MLS
• 2018-01-24 Pending — West Penn MLS
• 2017-11-14 Listed $57,500 West Penn MLS
• 2017-11-03 Delisted — West Penn MLS
• 2017-10-12 Price Changed $57,500 West Penn MLS
• 2017-07-05 Price Changed $60,000 West Penn MLS
• 2016-11-03 Listed $64,900 West Penn MLS
• 2003-04-21 Sold (Public Records) $50,000 Public Records
• 2003-04-18 Sold (MLS) $50,000 West Penn MLS
• 2002-06-20 Listed $55,000 West Penn MLS
• 1995-07-12 Listed $35,000 West Penn MLS
• 1995-07-12 Sold (MLS) $35,000 West Penn MLS
• 1995-06-19 Sold (Public Records) $35,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,902 · +0.8% YoY. Source: county tax records.