1371 1/2 rear Johnston Ave #1 · Kittanning, PA 16201

$36,000

2 bd · 1.0 ba · 640 sqft · SingleFamily · 50 Days on market

Built 1916 Fair condition 1,263 sqft lot $56/sqft · 47% below area Est $68k · 47% 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 +2.2/5.0

Listing remarks MLS

Was Section 8 rental assistance -(was rented at $712.00 +) Tenant damaged & was evicted, -Needs work, mostly cosmetic to requalify for Section 8- Smaller 5 room, 640 sq ft home-owner retiring, no longer interested in rental properties. Offered as is.

Key facts

• 1,263 sq ft lot
• 2 parking spots
• Built 1916

🏷️ Possibly a rental listed for sale. The $36,000 price doesn't fit this home's estimated sale value (~$67,709) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $36k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($830 rent vs $36k).
• Recommended offer: $35k (3.0% 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 $4k of equity ($249 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.31% ✓
• Cap rate: 19.85%
• Cash-on-cash: 48.43%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $67,709
• List price: $36,000
• Delta: -46.83%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
661 Johnston Ave	0.32mi	2/2.0	688 (+8%)	11mo	$92,000	$134	60
230 Chestnut St	0.45mi	2/1.0	621 (-3%)	20mo	$52,500	$85	57

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: 62.3%
• Equity multiple: 5.52×
• Total profit: $45,531
• Equity at exit: $32,432

10-year hold

• IRR: 55.8%
• Equity multiple: 12.28×
• Total profit: $113,730
• Equity at exit: $69,940

Cash invested: $10,080 (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: 3.6×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $407

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 46%

Sensitivity live

Price	-10% $432	-5% $419	+0% $407	+5% $394	+10% $382
Rent	-10% $341	-5% $374	+0% $407	+5% $440	+10% $472
Rate	-1.0pp $425	-0.5pp $416	base $407	+0.5pp $398	+1.0pp $388

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   statusdays on market $36,000 Pending 50 DOM
2. 2026-06-08
   days on market $36,000 Active 49 DOM
3. 2026-06-08
   days on market $36,000 Active 48 DOM
4. 2026-06-07
   days on market $36,000 Active 47 DOM
5. 2026-06-04
   days on market $36,000 Active 44 DOM
6. 2026-06-02
   days on market $36,000 Active 43 DOM
7. 2026-06-01
   days on market $36,000 Active 42 DOM
8. 2026-05-31
   days on market $36,000 Active 41 DOM
9. 2026-04-19
   listed $36,000 Active 259-char remark

   Show marketing remark (259 chars)

   Was Section 8 rental assistance -(was rented at $712.00 +) Tenant damaged & was evicted, -Needs work, mostly cosmetic to requalify for Section 8- Smaller 5 room, 640 sq ft home-owner retiring, no longer interested in rental properties. Offered as is.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $9,959
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$1,047
• Taxable income: $4,582
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $3,783/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, roof, exterior, flooring, and windows. Upgrading these areas can significantly enhance the home's appeal and value for both resale and rental purposes.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — outdated and possibly leaking
• Moderate roof shingles — visible wear and tear
• Minor exterior siding — some peeling paint
• Major flooring — worn and damaged
• Major paint — dated and peeling
• Moderate windows — possibly old and leaky

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen can significantly increase the home's appeal and value
• Resale bathroom renovation — updating the bathroom can improve the home's overall appeal and functionality
• Both roof replacement — replacing the roof can improve the home's structural integrity and increase its overall value
• Both exterior painting — painting the exterior can improve the home's curb appeal and increase its rental value
• Both flooring replacement — replacing worn flooring can improve the home's overall condition and increase its rental value
• Both paint refresh — refreshing the paint can improve the home's curb appeal and increase its rental value
• Both window replacement — replacing old windows can improve the home's energy efficiency and increase its rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · outdated and possibly leaking	Major	$15,000–50,000
roof shingles · visible wear and tear	Moderate	$3,000–15,000
exterior siding · some peeling paint	Minor	$500–3,000
flooring · worn and damaged	Major	$15,000–50,000
paint · dated and peeling	Major	$15,000–50,000
windows · possibly old and leaky	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$66,500–233,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen can significantly increase the home's appeal and value ↑
• Resale bathroom renovation — updating the bathroom can improve the home's overall appeal and functionality ↑
• Both roof replacement — replacing the roof can improve the home's structural integrity and increase its overall value ↑
• Both exterior painting — painting the exterior can improve the home's curb appeal and increase its rental value ↑
• Both flooring replacement — replacing worn flooring can improve the home's overall condition and increase its rental value ↑
• Both paint refresh — refreshing the paint can improve the home's curb appeal and increase its rental value ↑
• Both window replacement — replacing old windows can improve the home's energy efficiency and increase its rental value ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-04-19 Listed $36,000 West Penn MLS