101 Hillberry Rd · West Franklin, PA 16262

$114,900

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 24 Days on market

Built 1930 0.68 ac 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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.0/10.0
• DSCR +3.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this lovely two-bedroom, one full bath country home, complete with a great yard and a detached garage! Inside, you'll find large rooms and a great layout. Upstairs are the bedrooms and the full bathroom. This is a must-see, not a drive-by. The potential is nearly endless! This home is close to major roadways, eating, shopping, and more! This home comes with a one-year ACHOSA home warranty as well!

Key facts

• 0.68 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Well water; Septic tank
• Home design: 2-story frame house; Asphalt roof; Home warranty included
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot about 0.682 acres; Resale condition

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Carpet and vinyl flooring; Full walk-up basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-55 ($-655/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (19.8% below list).
• Recommended offer: $92k (19.8% 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.
• 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: 7 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 $607 of equity ($794 loan paydown + $-187 appreciation (-0.2% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,106 (19.8% 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. Built in 1930 — 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. 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?
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: 0.80% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.76×
• Total profit: $-7,706
• Equity at exit: $32,432

10-year hold

• IRR: 0.9%
• Equity multiple: 1.09×
• Total profit: $2,933
• Equity at exit: $38,250

Cash invested: $32,172 (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 16262

• Home prices YoY: -0.1%
• Active inventory: 7
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-55

Break-even live

Break-even rent $990

Max offer price $105,259

Occupancy floor —

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $114,900 Active 24 DOM
2. 2026-06-17
   days on market $114,900 Active 23 DOM
3. 2026-06-16
   days on market $114,900 Active 22 DOM
4. 2026-06-15
   days on market $114,900 Active 21 DOM
5. 2026-06-13
   days on market $114,900 Active 19 DOM
6. 2026-06-12
   statusdays on market $114,900 Active 18 DOM
7. 2026-06-09
   days on market $114,900 Contingent 15 DOM
8. 2026-06-08
   days on market $114,900 Contingent 14 DOM
9. 2026-06-08
   days on market $114,900 Contingent 13 DOM
10. 2026-06-07
    days on market $114,900 Contingent 12 DOM
11. 2026-06-04
    days on market $114,900 Contingent 9 DOM
12. 2026-06-02
    days on market $114,900 Contingent 8 DOM
13. 2026-06-01
    days on market $114,900 Contingent 7 DOM
14. 2026-05-31
    days on market $114,900 Contingent 6 DOM
15. 2026-05-25
    listed $114,900 Active

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,698 · $142/mo
• Expected delta: +$117/yr (+$10/mo · 7.4%)

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

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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,053
• − Mortgage interest: −$6,436
• − Property taxes: −$1,581
• − Insurance: −$574
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$3,343
• Taxable loss: −$2,650
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $-19/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 — West Franklin

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

Census & demographics

• Population (ZIP): 2,811

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 3% Serbian 2% Slovak 2%
• Foreign-born: 0%

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: ▼ -0.16%
• Current HPI: 157.0474
• 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

• 2026-05-25 Listed $114,900 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,581 · +0.0% YoY. Source: county tax records.