719 Woodward Ave · Kittanning, PA 16201

$44,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 94 Days on market

Built 1920 3,441 sqft lot $35/sqft · 48% below area Est $86k · 48% 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 +10.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in Kittanning Borough in Armstrong County! This single-family home offers great potential for investors, renovators, or buyers looking to build equity with a little vision and TLC. Featuring 3 bedrooms and 2 full baths, the home provides a flexible layout with plenty of space to reimagine and update to your taste. The property includes off-street parking, adding convenience for everyday living. Located in the borough, the home is just a short walk from amenities such as Kittanning Riverfront Park and the YMCA, along with dining and community attractions. Whether you're looking for your next renovation project, rental investment, or a home to customize from the ground up, this property presents a great opportunity in a convenient in-town location. Bring your ideas and make this home your own!

Key facts

• Off-street parking
• 3,441 sq ft lot
• 2 parking spots

Tags

• OFF-STREET PARKING
• KITTANNING RIVERFRONT PARK
• COMMUNITY ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

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 $5k of equity ($310 loan paydown + $4k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $45k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1920 — 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. 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: 2.53% ✓
• Cap rate: 20.08%
• Cash-on-cash: 49.23%
• DSCR: 3.19
• GRM: 3.3

CMA / ARV

• ARV (median comp): $86,296
• List price: $44,900
• Delta: -42.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
941 Johnston Ave	0.20mi	3/2.0	1,280 (-1%)	2mo	$100,000	$78	89
715 Woodward Ave	0.01mi	3/1.5	1,423 (+10%)	14mo	$165,000	$116	68
935 Orr Ave	0.14mi	3/1.0	1,408 (+9%)	8mo	$96,000	$68	67
216 Pine Hill Rd	0.66mi	3/1.5	1,300 (+1%)	2mo	$190,000	$146	64
1004 N Grant Ave	0.19mi	2/1.0 (-1)	1,214 (-6%)	10mo	$78,000	$64	64
543 Highland Ave	0.13mi	2/1.5 (-1)	1,174 (-9%)	11mo	$22,900	$20	64
540 N Water St	0.32mi	2/1.0 (-1)	1,266 (-2%)	15mo	$91,500	$72	61
122 Lower Troy Hill Rd	0.50mi	2/1.5 (-1)	1,194 (-7%)	1mo	$145,000	$121	57
1402 N Grant Ave	0.72mi	3/1.0	1,260 (-2%)	2mo	$92,000	$73	57
1016 Wilson Ave	0.22mi	3/1.0	1,120 (-13%)	14mo	$140,000	$125	52
1346 Johnston Ave	0.64mi	2/1.0 (-1)	1,296 (+1%)	15mo	$8,000	$6	47
1409 Orr Ave	0.72mi	2/1.0 (-1)	1,246 (-3%)	8mo	$100,000	$80	46

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: 63.0%
• Equity multiple: 5.56×
• Total profit: $57,364
• Equity at exit: $40,449

10-year hold

• IRR: 56.6%
• Equity multiple: 12.39×
• Total profit: $143,215
• Equity at exit: $87,231

Cash invested: $12,572 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $516

Break-even live

Break-even rent $482

Max offer price $44,900

Occupancy floor 50%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $44,900 Active 94 DOM
2. 2026-06-17
   days on market $44,900 Active 93 DOM
3. 2026-06-17
   price $44,900 Active 92 DOM
4. 2026-06-16
   days on market $49,900 Active 92 DOM
5. 2026-06-15
   days on market $49,900 Active 91 DOM
6. 2026-06-13
   days on market $49,900 Active 89 DOM
7. 2026-06-12
   days on market $49,900 Active 88 DOM
8. 2026-06-09
   days on market $49,900 Active 85 DOM
9. 2026-06-08
   days on market $49,900 Active 84 DOM
10. 2026-06-08
    days on market $49,900 Active 83 DOM
11. 2026-06-07
    days on market $49,900 Active 82 DOM
12. 2026-06-04
    days on market $49,900 Active 79 DOM
13. 2026-06-02
    days on market $49,900 Active 78 DOM
14. 2026-06-01
    days on market $49,900 Active 77 DOM
15. 2026-05-31
    days on market $49,900 Active 76 DOM
16. 2026-04-13
    price $49,900 821-char remark

    Show marketing remark (821 chars)

    Opportunity awaits in Kittanning Borough in Armstrong County! This single-family home offers great potential for investors, renovators, or buyers looking to build equity with a little vision and TLC. Featuring 3 bedrooms and 2 full baths, the home provides a flexible layout with plenty of space to reimagine and update to your taste. The property includes off-street parking, adding convenience for everyday living. Located in the borough, the home is just a short walk from amenities such as Kittanning Riverfront Park and the YMCA, along with dining and community attractions. Whether you're looking for your next renovation project, rental investment, or a home to customize from the ground up, this property presents a great opportunity in a convenient in-town location. Bring your ideas and make this home your own!

17. 2026-03-13
    listed $59,719 Active 821-char remark

    Show marketing remark (821 chars)

    Opportunity awaits in Kittanning Borough in Armstrong County! This single-family home offers great potential for investors, renovators, or buyers looking to build equity with a little vision and TLC. Featuring 3 bedrooms and 2 full baths, the home provides a flexible layout with plenty of space to reimagine and update to your taste. The property includes off-street parking, adding convenience for everyday living. Located in the borough, the home is just a short walk from amenities such as Kittanning Riverfront Park and the YMCA, along with dining and community attractions. Whether you're looking for your next renovation project, rental investment, or a home to customize from the ground up, this property presents a great opportunity in a convenient in-town location. Bring your ideas and make this home your own!

18. 2012-08-22
    listed $59,900 301-char remark

    Show marketing remark (301 chars)

    Great Vinyl sided Home in nice sidewalk neighborhood. Nice colors & Hard Wood Floors! Separate Dining room can also be used as den or 1st floor bedroom with this home offering spacious eat-in kitchen. Nice size rooms throughout. Full size basement w laundry hook ups. Off Street parking in rear.

19. 1993-03-23
    soldstatus $28,000

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $13,618
• − Mortgage interest: −$2,515
• − Property taxes: −$1,519
• − Insurance: −$224
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,306
• Taxable income: $5,874
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $4,779/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

+78.2% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $49,900 West Penn MLS
• 2026-03-13 Listed $59,719 West Penn MLS
• 2012-08-22 Listed $59,900 West Penn MLS
• 1993-03-23 Sold (Public Records) $28,000 Public Records

Property tax history

+0.7%/yr

Latest (2026): $1,519 · +0.0% YoY. Source: county tax records.