246 Hickory St · Kennedy, PA 15136

$142,000

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 65 Days on market

Built 1920 10,380 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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy one level living in this thoughtfully updated ranch located in the Montour School District. Natural light pours throughout the home, creating a bright and inviting feel across the main living spaces. The kitchen offers a functional layout with a peninsula for additional prep space and seating, along with a convenient walk in pantry for added storage. The flexible floor plan allows bedrooms to easily adapt to your lifestyle, whether used as guest rooms, a home office, playroom, or hobby space. First floor laundry adds everyday convenience, and two full bathrooms include a unique jack & jill style bath for functionality. The spacious front porch offers the perfect place to re

Key facts

• Updated ranch
• Flexible floor plan
• First floor laundry

Tags

• ONE LEVEL LIVING
• UPDATED RANCH
• WALK IN PANTRY
• FLEXIBLE FLOOR PLAN
• FIRST FLOOR LAUNDRY
• JACK AND JILL STYLE BATH

Property features AI

Exterior

• Parking: Off-street parking (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Asphalt roof; Frame construction
• Construction: Frame construction; Asphalt roof
• Exterior features: Off-street parking for 2 vehicles; Interior-entry unfinished basement

Interior

• Kitchen: Dishwasher; Stove; Refrigerator
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Wall/window air conditioning units
• Interior features: Pantry; Window treatments
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $-47 ($-567/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (13.0% below list).
• Recommended offer: $123k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Montour SD (suburban): math 62% / reading 75% proficiency, ranked #29 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+13.1%/yr); 125 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $142k implies a 560% 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 $123,482 (13.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.87% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $74,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Willow St	0.22mi	3/1.0 (+1)	1,104 (-0%)	8mo	$150,000	$136	78
117 Owen St	0.37mi	3/1.0 (+1)	1,137 (+2%)	3mo	$144,750	$127	71
1128 9th St	0.34mi	3/1.0 (+1)	1,160 (+4%)	5mo	$60,000	$52	67
46 Kennedy Ln	0.62mi	2/1.5	1,107 (-0%)	2mo	$235,000	$212	67
915 Liberty St	0.23mi	2/1.0	1,262 (+14%)	0mo	$85,100	$67	66
17 Norwood St	0.24mi	1/1.0 (-1)	957 (-14%)	1mo	$63,000	$66	60
1238 Church Ave	0.68mi	2/1.0	1,070 (-4%)	3mo	$40,000	$37	60
1214 1/2 3rd St	0.68mi	2/1.0	1,184 (+7%)	8mo	$36,500	$31	50
425 Macarthur St	0.58mi	3/1.0 (+1)	1,220 (+10%)	6mo	$170,000	$139	47
214 Sarah St	0.50mi	3/1.0 (+1)	1,240 (+12%)	7mo	$70,000	$56	46
807 6th St	0.71mi	3/1.0 (+1)	990 (-11%)	1mo	$24,000	$24	43
601 Hillcrest Ave	0.56mi	3/2.0 (+1)	1,224 (+10%)	7mo	$165,000	$135	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-19,450
• Equity at exit: $21,173

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $9,068
• Equity at exit: $12,278

Cash invested: $39,760 (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 15136

• Home prices YoY: -30.4%
• Rents YoY: 13.1%
• Active inventory: 125
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$745
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$59
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-47

Break-even live

Break-even rent $1,295

Max offer price $133,652

Occupancy floor 99%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Rudolph St Mc Kees Rocks, PA	3.0	1.0	1084	$1,100	$1.01	1d	1	0.26mi
1126 Dohrman St Unit MC McKees Rocks, PA	2.0	1.0	1200	$1,250	$1.04	43d	1	0.41mi
1124a Dohrman St McKees Rocks, PA	3.0	1.0	1150	$1,250	$1.09	23d	1	0.42mi
933 Woodward Ave Unit NA McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	20d	1	0.43mi
933 Woodward Ave Unit MC McKees Rocks, PA	2.0	1.0	1100	$1,400	$1.27	23d	1	0.43mi
915 Woodward Ave Mc Kees Rocks, PA	3.0	1.0	1224	$1,399	$1.14	43d	1	0.44mi
802 13th St Unit 2 McKees Rocks, PA	2.0	1.0	1100	$920	$0.84	43d	1	0.47mi
214 Wright St Unit Na McKees Rocks, PA	2.0	1.0	954	$1,175	$1.23	14d	1	0.47mi
705 Russellwood Ave Apt 1 McKees Rocks, PA	2.0	1.0	800	$1,549	$1.94	23d	1	0.47mi
614 Woodward Ave McKees Rocks, PA	2.0	1.0	1000	$950	$0.95	7d	1	0.64mi
10 Highland Dr Mc Kees Rocks, PA	2.0	1.0	1188	$1,300	$1.09	43d	1	0.71mi
71 McKinnie Ave Mc Kees Rocks, PA	2.0	1.0	1176	$1,100	$0.94	23d	1	0.79mi
27 Highland Ave Mc Kees Rocks, PA	3.0	1.0	1488	$1,425	$0.96	23d	1	0.90mi
214 Erwin Pl Mc Kees Rocks, PA	3.0	1.0	1026	$1,685	$1.64	43d	1	0.91mi
907 Chartiers Ave Unit 2 McKees Rocks, PA	2.0	1.0	900	$1,100	$1.22	23d	1	0.95mi

Listing history 19 events

1. 2026-06-18
   days on market $142,000 Active 65 DOM
2. 2026-06-17
   days on market $142,000 Active 64 DOM
3. 2026-06-16
   days on market $142,000 Active 63 DOM
4. 2026-06-15
   days on market $142,000 Active 62 DOM
5. 2026-06-13
   days on market $142,000 Active 60 DOM
6. 2026-06-13
   days on market $142,000 Active 59 DOM
7. 2026-06-09
   days on market $142,000 Active 56 DOM
8. 2026-06-08
   days on market $142,000 Active 55 DOM
9. 2026-06-07
   days on market $142,000 Active 54 DOM
10. 2026-06-03
    days on market $142,000 Active 50 DOM
11. 2026-06-02
    days on market $142,000 Active 49 DOM
12. 2026-06-01
    days on market $142,000 Active 48 DOM
13. 2026-05-31
    days on market $142,000 Active 47 DOM
14. 2026-05-22
    status Active
15. 2026-04-19
    status Pending
16. 2026-04-17
    price $142,000
17. 2026-03-11
    listed $150,000 Active
18. 1990-06-20
    soldstatus $21,500
19. 1979-02-16
    soldstatus $11,900

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $2,102 · $175/mo
• Expected delta: +$141/yr (+$12/mo · 7.2%)

ⓘ 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) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,818
• − Mortgage interest: −$7,954
• − Property taxes: −$1,961
• − Insurance: −$1,376
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,131
• Taxable loss: −$2,975
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $147/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: Montour SD
• NCES district ID: 4215720
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 75% ▼ -6.00%
• Median HH income: $66,512
• Composite: 59.65/100
• National rank: #904
• State rank: #29 of 539 in PA

Livability — Kennedy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 22,623
• Household income: $69,099
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 768.0

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 (75%)
• Race & ethnicity: White 75% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Subsaharan African 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -107.07%
• Current HPI: 244.6934
• Rent YoY: ▲ 13.12%
• 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

+1093.3% since first listed

6 events — show timeline

• 2026-05-22 Relisted — West Penn MLS
• 2026-04-19 Pending — West Penn MLS
• 2026-04-17 Price Changed $142,000 West Penn MLS
• 2026-03-11 Listed $150,000 West Penn MLS
• 1990-06-20 Sold (Public Records) $21,500 Public Records
• 1979-02-16 Sold (Public Records) $11,900 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,961 · +0.6% YoY. Source: county tax records.