1252 Jefferson St · Parks, PA 15690

$99,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 210 Days on market

Built 1922 3,049 sqft lot $98/sqft · 71% above area

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Why this score? — see what drove the C 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 +17.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

Key facts

• Remodeled
• Kiski river views
• Fenced in backyard

Tags

• KISKI RIVER VIEWS
• REMODELED
• UPDATED KITCHEN
• FENCED IN BACKYARD
• MAIN FLOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $17 ($205/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 $87k (12.0% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Kiski Area SD (suburban): math 33% / reading 60% proficiency, ranked #247 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kiski Area East Primary Sch (math 32% / reading 52%, grade F, #883 of 1,518 statewide, top 61%, 423 students, 100% FRL); Kiski Area Ihs (math 20% / reading 56%, grade F, #283 of 512 statewide, top 57%, 543 students, 56% FRL); Kiski Area Hs (math 58%, 1,126 students, 31% FRL) — zoned schools average 62% FRL vs 35% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $99k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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. 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: 0.88% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (median comp): $57,803
• List price: $99,000
• Delta: 71.27%
• 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
1290 Jefferson St	0.12mi	2/2.0	1,056 (+5%)	16mo	$114,000	$108	69
1117 Clarion Ave	0.40mi	2/1.0	1,048 (+4%)	22mo	$120,000	$115	56
233 Sherman Ave	0.40mi	2/1.0	900 (-11%)	15mo	$65,000	$72	51
322 Chestnut St	0.61mi	3/1.0 (+1)	1,150 (+14%)	3mo	$37,500	$33	41
508 Mckinley Ave	0.73mi	2/1.5	1,152 (+14%)	10mo	$165,000	$143	31

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $55,013
• Equity at exit: $89,187

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $161,157
• Equity at exit: $192,335

Cash invested: $27,720 (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 15690

• Home prices YoY: 10.8%
• Active inventory: 44
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $872 high
• Mortgage (P&I): −$519
• Tax from tax record: −$45 /mo · $534/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $17

Break-even live

Break-even rent $850

Max offer price $99,000

Occupancy floor 93%

Sensitivity live

Price	-10% $73	-5% $45	+0% $17	+5% $-11	+10% $-39
Rent	-10% $-52	-5% $-17	+0% $17	+5% $52	+10% $86
Rate	-1.0pp $67	-0.5pp $42	base $17	+0.5pp $-9	+1.0pp $-35

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 McKinley Ave Unit 121-B Vandergrift, PA	2.0	1.0	1064	$850	$0.80	45d	1	0.35mi
121 McKinley Ave Vandergrift, PA	2.0	1.0	1064	$795	$0.75	9d	1	0.35mi
148 Grant Ave Vandergrift, PA	1.0	1.0	1000	$795	$0.80	16d	1	0.36mi
148 Grant Ave Apt F Vandergrift, PA	1.0	1.0	1000	$795	$0.80	19d	1	0.37mi
434 Mckinley Ave Vandergrift - WML, PA	1.0–2.0	1.0	933	$1,098	$1.18	3d	3	0.61mi
1005 Hancock Ave Vandergrift, PA	3.0	2.0	1400	$1,395	$1.00	19d	1	1.13mi

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 210 DOM
2. 2026-06-17
   days on market $99,000 Active 209 DOM
3. 2026-06-16
   days on market $99,000 Active 208 DOM
4. 2026-06-15
   days on market $99,000 Active 207 DOM
5. 2026-06-13
   days on market $99,000 Active 205 DOM
6. 2026-06-09
   days on market $99,000 Active 201 DOM
7. 2026-06-08
   days on market $99,000 Active 200 DOM
8. 2026-06-07
   days on market $99,000 Active 199 DOM
9. 2026-06-05
   days on market $99,000 Active 196 DOM
10. 2026-06-03
    days on market $99,000 Active 195 DOM
11. 2026-06-02
    days on market $99,000 Active 194 DOM
12. 2026-06-01
    days on market $99,000 Active 193 DOM
13. 2026-05-31
    days on market $99,000 Active 192 DOM
14. 2026-04-11
    price $99,000 607-char remark

    Show marketing remark (607 chars)

    Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

15. 2026-02-20
    price $105,000 607-char remark

    Show marketing remark (607 chars)

    Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

16. 2025-12-29
    price $110,000 607-char remark

    Show marketing remark (607 chars)

    Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

17. 2025-12-03
    price $115,000 607-char remark

    Show marketing remark (607 chars)

    Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

18. 2025-11-20
    status Active 607-char remark

    Show marketing remark (607 chars)

    Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

19. 2025-11-20
    price $120,000 607-char remark

    Show marketing remark (607 chars)

    Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

20. 2025-11-19
    listed $129,900 Active 607-char remark

    Show marketing remark (607 chars)

    Beautifully remodeled two-story colonial with Kiski River Views. Completely remodeled and move in ready, this charming 2-story offers 2 bedrooms, 1 bathroom, & spectacular views. Located in the Kiski Area School District, this home features luxury vinyl flooring throughout, updated kitchen with white cabinets & recess lighting, baths, & spacious living areas filled with natural light. Main floor laundry room. Enjoy a fenced in backyard perfect for pets or entertaining. Every detail has been thoughtfully updated, making this home the perfect blend of comfort, style, & convenience.

21. 2021-07-29
    soldstatus $56,000
22. 1998-09-16
    soldstatus $14,000

ⓘ 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: $534 · $45/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$515/yr (+$43/mo · 96.4%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,458
• − Mortgage interest: −$5,546
• − Property taxes: −$534
• − Insurance: −$1,292
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$2,880
• Taxable loss: −$1,467
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $557/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: Kiski Area SD
• NCES district ID: 4212840
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $49,407
• Composite: 39.72/100
• National rank: #3900
• State rank: #247 of 539 in PA

Livability — Parks

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

Census & demographics

• Census place: North Vandergrift, PA
• Population (ZIP): 9,359

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Subsaharan African 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 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: ▲ 24.69%
• Current HPI: 253.8806
• 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

+607.1% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $99,000 West Penn MLS
• 2026-02-20 Price Changed $105,000 West Penn MLS
• 2025-12-29 Price Changed $110,000 West Penn MLS
• 2025-12-03 Price Changed $115,000 West Penn MLS
• 2025-11-20 Relisted — West Penn MLS
• 2025-11-20 Price Changed $120,000 West Penn MLS
• 2025-11-19 Listed $129,900 West Penn MLS
• 2021-07-29 Sold (Public Records) $56,000 Public Records
• 1998-09-16 Sold (Public Records) $14,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $534 · +2.5% YoY. Source: county tax records.