4048-4050 2nd St · Cowanshannock, PA 16244

$74,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily · 29 Days on market

Built 1910 Fair condition 0.45 ac lot Est $102k · 27% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Built in 1910 and full of potential, this two-story, 3 bedroom one-bath home sits on a spacious level double lot offering room to expand, garden or create your own outdoor retreat. Recent updates including newer siding, wrap around porch, porch roof, and hot water tank provide a great starting point for your vision. A charming little stream beside the property adds peaceful scenery where ducks love to splash and play. Conveniently located close to businesses, restaurants and playgrounds this property combines small-town charm with every day convenience. Whether you're looking to add to your investment portfolio, take on your next flip project, or create a rental property, this fixer-upper i

Key facts

• Wrap around porch
• Double lot
• 0.45 acre lot

Tags

• DOUBLE LOT
• WRAP AROUND PORCH
• CHARMING LITTLE STREAM

Property features AI

Exterior

• Parking: Off-street parking; Space for about 4 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Lot approximately 0.45 acres; Lot dimensions about 129 x 153

Interior

• Kitchen: Kitchen on main level (14 x 11)
• Bedrooms: Bedroom on upper level (11 x 10); Bedroom on upper level (12 x 8); Bedroom on upper level (12 x 11)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Window treatments
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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: 2 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 $3k of equity ($518 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.52%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $102,144
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 5th St	0.46mi	3/1.5	1,500 (+12%)	20mo	$114,000	$76	41
4010 2nd St	0.46mi	2/1.0 (-1)	1,152 (-14%)	21mo	$84,000	$73	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.79×
• Total profit: $37,452
• Equity at exit: $33,678

10-year hold

• IRR: 31.9%
• Equity multiple: 5.46×
• Total profit: $93,546
• Equity at exit: $51,902

Cash invested: $20,972 (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 16244

• Active inventory: 2
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $446

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 58%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   price $74,900 Active 29 DOM
2. 2026-06-18
   days on market $80,000 Active 29 DOM
3. 2026-06-17
   days on market $80,000 Active 28 DOM
4. 2026-06-16
   days on market $80,000 Active 27 DOM
5. 2026-06-15
   days on market $80,000 Active 26 DOM
6. 2026-06-13
   days on market $80,000 Active 24 DOM
7. 2026-06-12
   days on market $80,000 Active 23 DOM
8. 2026-06-09
   days on market $80,000 Active 20 DOM
9. 2026-06-08
   days on market $80,000 Active 19 DOM
10. 2026-06-08
    days on market $80,000 Active 18 DOM
11. 2026-06-07
    days on market $80,000 Active 17 DOM
12. 2026-06-04
    days on market $80,000 Active 14 DOM
13. 2026-06-02
    days on market $80,000 Active 13 DOM
14. 2026-06-01
    days on market $80,000 Active 12 DOM
15. 2026-05-31
    days on market $80,000 Active 11 DOM
16. 2026-05-18
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,638
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,179
• Taxable income: $4,424
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,291/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This two-story home requires moderate repairs and updates to its exterior and interior, particularly in the kitchen and bathrooms. Painting and updating the kitchen would significantly enhance its value for both resale and rental.

Repairs flagged

• Moderate exterior siding — Siding appears weathered and could benefit from repainting or staining.
• Minor interior paint — Paint appears chipped and could use touch-ups.
• Minor kitchen cabinets — Cabinets appear dated and could be refreshed with new hardware or paint.
• Minor bathroom fixtures — Fixtures appear dated and could be replaced or updated.

Value-add opportunities

• Both Painting and staining the exterior siding — Enhances curb appeal and adds value for both resale and rental.
• Both Updating the kitchen cabinets and fixtures — Modernizes the kitchen and adds value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Siding appears weathered and could benefit from repainting or staining.	Moderate	$3,000–15,000
interior paint · Paint appears chipped and could use touch-ups.	Minor	$500–3,000
kitchen cabinets · Cabinets appear dated and could be refreshed with new hardware or paint.	Minor	$500–3,000
bathroom fixtures · Fixtures appear dated and could be replaced or updated.	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both Painting and staining the exterior siding — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Updating the kitchen cabinets and fixtures — Modernizes the kitchen and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cowanshannock

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

Census & demographics

• Population (ZIP): 329

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 6% Iranian 2%

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: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-18 Listed $80,000 West Penn MLS