302 Neubert St · Kittanning, PA 16201

$114,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 111 Days on market

Built 1900 1,655 sqft lot $110/sqft · 37% above area Est $84k · 37% over ↓ 8% since listing

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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 +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Step Inside this beautifully updated home featuring newly refreshed interiors and a smooth layout The Kitchen is a showstopper with stunning green cupboards and elegant gold accent handles, adding a touch of modern sophistication. Enjoy your morning coffee or evening relaxation on the small covered porch. Low manteniente backyard with minimal upkeep. Conveniently Located in Kittanning everything you need is just minutes away. This 2 Bedroom 1 Bath home is ideal for anyone looking for a cozy stylish home with character.

Key facts

• Smooth layout
• Updated home
• Gold accent handles

Tags

• UPDATED HOME
• SMOOTH LAYOUT
• STUNNING GREEN CUPBOARDS
• GOLD ACCENT HANDLES
• SMALL COVERED PORCH
• LOW MAINTENANCE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $32 ($378/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 $104k (9.5% below list).
• Recommended offer: $104k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#736 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,006 (9.5% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $83,920
• List price: $114,900
• Delta: 36.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 N Grant St	0.16mi	3/1.0	1,149 (+10%)	13mo	$117,000	$102	64
1016 Wilson Ave	0.41mi	3/1.0	1,120 (+8%)	14mo	$140,000	$125	56
309 Smith St	0.04mi	2/2.0 (-1)	936 (-10%)	24mo	$139,000	$149	53
903 Wilson Ave	0.49mi	3/1.0	1,146 (+10%)	23mo	$35,000	$31	41
543 Highland Ave	0.53mi	2/1.5 (-1)	1,174 (+13%)	11mo	$22,900	$20	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $64,597
• Equity at exit: $103,511

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $188,677
• Equity at exit: $223,225

Cash invested: $32,172 (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 16201

• Home prices YoY: 10.0%
• Active inventory: 31
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $32

Break-even live

Break-even rent $1,000

Max offer price $114,900

Occupancy floor 92%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $114,900 Active 111 DOM
2. 2026-06-17
   days on market $114,900 Active 110 DOM
3. 2026-06-16
   days on market $114,900 Active 109 DOM
4. 2026-06-15
   days on market $114,900 Active 108 DOM
5. 2026-06-13
   days on market $114,900 Active 106 DOM
6. 2026-06-12
   days on market $114,900 Active 105 DOM
7. 2026-06-09
   days on market $114,900 Active 102 DOM
8. 2026-06-08
   days on market $114,900 Active 101 DOM
9. 2026-06-08
   days on market $114,900 Active 100 DOM
10. 2026-06-07
    days on market $114,900 Active 99 DOM
11. 2026-06-04
    days on market $114,900 Active 96 DOM
12. 2026-06-02
    days on market $114,900 Active 95 DOM
13. 2026-06-01
    days on market $114,900 Active 94 DOM
14. 2026-05-31
    days on market $114,900 Active 93 DOM
15. 2026-04-10
    price $114,900 524-char remark

    Show marketing remark (524 chars)

    Step Inside this beautifully updated home featuring newly refreshed interiors and a smooth layout The Kitchen is a showstopper with stunning green cupboards and elegant gold accent handles, adding a touch of modern sophistication. Enjoy your morning coffee or evening relaxation on the small covered porch. Low manteniente backyard with minimal upkeep. Conveniently Located in Kittanning everything you need is just minutes away. This 2 Bedroom 1 Bath home is ideal for anyone looking for a cozy stylish home with character.

16. 2026-03-11
    price $119,999 524-char remark

    Show marketing remark (524 chars)

    Step Inside this beautifully updated home featuring newly refreshed interiors and a smooth layout The Kitchen is a showstopper with stunning green cupboards and elegant gold accent handles, adding a touch of modern sophistication. Enjoy your morning coffee or evening relaxation on the small covered porch. Low manteniente backyard with minimal upkeep. Conveniently Located in Kittanning everything you need is just minutes away. This 2 Bedroom 1 Bath home is ideal for anyone looking for a cozy stylish home with character.

17. 2026-02-26
    listed $125,000 Active 524-char remark

    Show marketing remark (524 chars)

    Step Inside this beautifully updated home featuring newly refreshed interiors and a smooth layout The Kitchen is a showstopper with stunning green cupboards and elegant gold accent handles, adding a touch of modern sophistication. Enjoy your morning coffee or evening relaxation on the small covered porch. Low manteniente backyard with minimal upkeep. Conveniently Located in Kittanning everything you need is just minutes away. This 2 Bedroom 1 Bath home is ideal for anyone looking for a cozy stylish home with character.

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$69/yr (+$6/mo · 4.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,481
• − Mortgage interest: −$6,436
• − Property taxes: −$1,677
• − Insurance: −$574
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$3,343
• Taxable loss: −$1,546
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $749/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Kittanning

• Score: 70/100
• State rank: #736
• US rank: #7354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kittanning, PA
• Population (ZIP): 16,734

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.52%
• Current HPI: 270.2649
• 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

-8.1% since first listed

3 events — show timeline

• 2026-04-10 Price Changed $114,900 West Penn MLS
• 2026-03-11 Price Changed $119,999 West Penn MLS
• 2026-02-26 Listed $125,000 West Penn MLS

Property tax history

+0.7%/yr

Latest (2026): $1,677 · +0.0% YoY. Source: county tax records.