126 Floral Ave · Leechburg, PA 15656

$109,900

3 bd · 1.5 ba · 1,789 sqft · SingleFamily public records · 70 Days on market

Built 1937 3,136 sqft lot Est $165k · 33% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +7.6/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience Home in this 3 bedroom 1.5 bath gem on a quiet residential street in Leechburg. Enjoy the start and end of each day on your front porch. Conveniently located less than a half mile from a grocery store, post office, & boat launch access to the Kiskiminetas river. Seller will provide a Home Warranty at closing. New furnace & Central AC 2022.

Key facts

• Finished attic
• Front porch
• Large basement

Tags

• FRONT PORCH
• FINISHED ATTIC
• LARGE BASEMENT
• QUIET LOCATION
• LEECHBURG SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Annual tax: $2,729

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Exterior features: Resale property

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Central electric air conditioning
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#294 in PA, #2,608 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, employment D, commute F.
• Leechburg Area SD (suburban): math 33% / reading 53% proficiency, ranked #303 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: David Leech El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 300 students, 29% FRL); Leechburg Area Ms (math 22% / reading 47%, grade F, #328 of 512 statewide, top 65%, 152 students, 46% FRL); Leechburg Area Hs (math 64%, 186 students, 47% FRL).
• Market conditions: 33 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 ($760 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $164,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Floral Ave	0.00mi	3/1.5	1,789 (0%)	1mo	$99,000	$55	99
447 Washington Ave	0.37mi	3/1.5	1,776 (-1%)	4mo	$163,000	$92	78
234 Lincoln Ave	0.22mi	3/2.0	1,731 (-3%)	13mo	$220,000	$127	71
371 Main St	0.31mi	4/1.5 (+1)	1,704 (-5%)	2mo	$72,750	$43	71
321 Pitt St	0.27mi	3/1.0	1,664 (-7%)	6mo	$5,000	$3	69
120 Wallace Ave	0.06mi	4/2.5 (+1)	1,850 (+3%)	17mo	$240,000	$130	68
143 Main St	0.18mi	4/2.0 (+1)	1,753 (-2%)	19mo	$170,000	$97	66
101 Lincoln Ave	0.23mi	4/2.0 (+1)	1,664 (-7%)	9mo	$150,000	$90	63
618 1st St	0.43mi	3/2.5	1,859 (+4%)	14mo	$250,000	$134	58
419 Washington Ave	0.33mi	3/1.5	1,536 (-14%)	9mo	$140,000	$91	54
431 Washington Ave	0.34mi	3/2.0	2,016 (+13%)	9mo	$40,000	$20	53
371 Washington Ave	0.28mi	3/2.5	1,608 (-10%)	20mo	$155,000	$96	50

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: 31.3%
• Equity multiple: 3.46×
• Total profit: $75,626
• Equity at exit: $99,007

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $210,519
• Equity at exit: $213,512

Cash invested: $30,772 (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 15656

• Home prices YoY: 9.1%
• Active inventory: 33
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $246

Break-even live

Break-even rent $1,078

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $309	-5% $278	+0% $246	+5% $215	+10% $184
Rent	-10% $137	-5% $191	+0% $246	+5% $301	+10% $356
Rate	-1.0pp $302	-0.5pp $274	base $246	+0.5pp $218	+1.0pp $189

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-01
   status $109,900 Pending 70 DOM
2. 2026-06-01
   days on market $109,900 Contingent 70 DOM
3. 2026-05-31
   days on market $109,900 Contingent 69 DOM
4. 2026-04-19
   historical Contingent
5. 2026-03-23
   listed $109,900 Active
6. 2022-08-31
   status Pending 363-char remark

   Show marketing remark (363 chars)

   Experience Home in this 3 bedroom 1.5 bath gem on a quiet residential street in Leechburg. Enjoy the start and end of each day on your front porch. Conveniently located less than a half mile from a grocery store, post office, & boat launch access to the Kiskiminetas river. Seller will provide a Home Warranty at closing. New furnace & Central AC 2022.

7. 2022-08-31
   soldstatus $89,900

   Show marketing remark (363 chars)

   Experience Home in this 3 bedroom 1.5 bath gem on a quiet residential street in Leechburg. Enjoy the start and end of each day on your front porch. Conveniently located less than a half mile from a grocery store, post office, & boat launch access to the Kiskiminetas river. Seller will provide a Home Warranty at closing. New furnace & Central AC 2022.

8. 2022-08-29
   soldstatus $89,900 Closed 363-char remark

   Show marketing remark (363 chars)

   Experience Home in this 3 bedroom 1.5 bath gem on a quiet residential street in Leechburg. Enjoy the start and end of each day on your front porch. Conveniently located less than a half mile from a grocery store, post office, & boat launch access to the Kiskiminetas river. Seller will provide a Home Warranty at closing. New furnace & Central AC 2022.

9. 2022-08-03
   historical Contingent 363-char remark

   Show marketing remark (363 chars)

   Experience Home in this 3 bedroom 1.5 bath gem on a quiet residential street in Leechburg. Enjoy the start and end of each day on your front porch. Conveniently located less than a half mile from a grocery store, post office, & boat launch access to the Kiskiminetas river. Seller will provide a Home Warranty at closing. New furnace & Central AC 2022.

10. 2022-07-29
    listed $89,900 Active 363-char remark

    Show marketing remark (363 chars)

    Experience Home in this 3 bedroom 1.5 bath gem on a quiet residential street in Leechburg. Enjoy the start and end of each day on your front porch. Conveniently located less than a half mile from a grocery store, post office, & boat launch access to the Kiskiminetas river. Seller will provide a Home Warranty at closing. New furnace & Central AC 2022.

11. 2015-10-26
    soldstatus $49,000
12. 2015-10-08
    price $49,000 241-char remark

    Show marketing remark (241 chars)

    SPACIOUS ROOMS. FIRST FLOOR LAUNDRY. EAT IN KITCHEN. LARGE DINING ROOM WITH BUILT IN CHINA CLOSET. NICE SPACIOUS BEDROOMS. LOTS OF CLOSET SPACE. BRIGHT AND CHEERY, LOTS OF LIGHT. WALK UP ATTIC. LARGE FRONT PORCH. CORNER LOT. ATTACHED GARAGE.

13. 2015-10-07
    soldstatus $49,000 Sold 241-char remark

    Show marketing remark (241 chars)

    SPACIOUS ROOMS. FIRST FLOOR LAUNDRY. EAT IN KITCHEN. LARGE DINING ROOM WITH BUILT IN CHINA CLOSET. NICE SPACIOUS BEDROOMS. LOTS OF CLOSET SPACE. BRIGHT AND CHEERY, LOTS OF LIGHT. WALK UP ATTIC. LARGE FRONT PORCH. CORNER LOT. ATTACHED GARAGE.

14. 2015-10-07
    price $49,900 241-char remark

    Show marketing remark (241 chars)

    SPACIOUS ROOMS. FIRST FLOOR LAUNDRY. EAT IN KITCHEN. LARGE DINING ROOM WITH BUILT IN CHINA CLOSET. NICE SPACIOUS BEDROOMS. LOTS OF CLOSET SPACE. BRIGHT AND CHEERY, LOTS OF LIGHT. WALK UP ATTIC. LARGE FRONT PORCH. CORNER LOT. ATTACHED GARAGE.

15. 2015-07-31
    historical Contingent 241-char remark

    Show marketing remark (241 chars)

    SPACIOUS ROOMS. FIRST FLOOR LAUNDRY. EAT IN KITCHEN. LARGE DINING ROOM WITH BUILT IN CHINA CLOSET. NICE SPACIOUS BEDROOMS. LOTS OF CLOSET SPACE. BRIGHT AND CHEERY, LOTS OF LIGHT. WALK UP ATTIC. LARGE FRONT PORCH. CORNER LOT. ATTACHED GARAGE.

16. 2015-06-15
    status Active 241-char remark

    Show marketing remark (241 chars)

    SPACIOUS ROOMS. FIRST FLOOR LAUNDRY. EAT IN KITCHEN. LARGE DINING ROOM WITH BUILT IN CHINA CLOSET. NICE SPACIOUS BEDROOMS. LOTS OF CLOSET SPACE. BRIGHT AND CHEERY, LOTS OF LIGHT. WALK UP ATTIC. LARGE FRONT PORCH. CORNER LOT. ATTACHED GARAGE.

17. 2015-05-24
    status Under Contract 241-char remark

    Show marketing remark (241 chars)

    SPACIOUS ROOMS. FIRST FLOOR LAUNDRY. EAT IN KITCHEN. LARGE DINING ROOM WITH BUILT IN CHINA CLOSET. NICE SPACIOUS BEDROOMS. LOTS OF CLOSET SPACE. BRIGHT AND CHEERY, LOTS OF LIGHT. WALK UP ATTIC. LARGE FRONT PORCH. CORNER LOT. ATTACHED GARAGE.

18. 2015-05-14
    listed $49,900 Active 241-char remark

    Show marketing remark (241 chars)

    SPACIOUS ROOMS. FIRST FLOOR LAUNDRY. EAT IN KITCHEN. LARGE DINING ROOM WITH BUILT IN CHINA CLOSET. NICE SPACIOUS BEDROOMS. LOTS OF CLOSET SPACE. BRIGHT AND CHEERY, LOTS OF LIGHT. WALK UP ATTIC. LARGE FRONT PORCH. CORNER LOT. ATTACHED GARAGE.

ⓘ 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: $2,757 · $230/mo
• Projected year-2 tax: $2,757 · $230/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,682
• − Mortgage interest: −$6,156
• − Property taxes: −$2,757
• − Insurance: −$550
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,197
• Taxable income: $1,354
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,632/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: Leechburg Area SD
• NCES district ID: 4213470
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $47,241
• Composite: 36.64/100
• National rank: #4618
• State rank: #303 of 539 in PA

Livability — Leechburg

• Score: 78/100
• State rank: #294
• US rank: #2608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leechburg, PA
• Population (ZIP): 9,766

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 11% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% 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: ▲ 21.11%
• Current HPI: 252.6103
• 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

+120.2% since first listed

15 events — show timeline

• 2026-04-19 Contingent — West Penn MLS
• 2026-03-23 Listed $109,900 West Penn MLS
• 2022-08-31 Pending — West Penn MLS
• 2022-08-31 Sold (Public Records) $89,900 Public Records
• 2022-08-29 Sold (MLS) $89,900 West Penn MLS
• 2022-08-03 Contingent — West Penn MLS
• 2022-07-29 Listed $89,900 West Penn MLS
• 2015-10-26 Sold (Public Records) $49,000 Public Records
• 2015-10-08 Price Changed $49,000 West Penn MLS
• 2015-10-07 Price Changed $49,900 West Penn MLS
• 2015-10-07 Sold (MLS) $49,000 West Penn MLS
• 2015-07-31 Contingent — West Penn MLS
• 2015-06-15 Relisted — West Penn MLS
• 2015-05-24 Pending — West Penn MLS
• 2015-05-14 Listed $49,900 West Penn MLS

Property tax history

+1.8%/yr

Latest (2026): $2,757 · +1.0% YoY. Source: county tax records.