865 E Brady Rd · East Franklin, PA 16218

$194,900

4 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 20 Days on market

Built 1937 0.50 ac lot $128/sqft · 22% below area Est $251k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Appreciation +7.4/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Located in the village of Cowansville, this well-maintained three-bedroom, one-bath brick two-story home sits on a generous half-acre lot offering a blend of open views and neighborhood setting. To the west, open fields provide beautiful sunset views, while neighboring homes to the south east create a pleasant residential atmosphere. The home has been tastefully updated in recent years and is truly move-in ready. The layout offers comfortable living spaces and flexibility to suit a variety of lifestyles. A fireplace with a wood-burner insert adds both charm and an efficient supplemental heat source during colder months, creating a warm and inviting environment. Additional exterior features include an attached two-car garage and a storage shed, providing ample space for parking, storage, hobbies, or lawn equipment. Owned solar panels will transfer with the sale, offering excellent energy efficiency benefits. Buyers are encouraged to verify utility information. Conveniently located with easy access to major routes, the property offers a quick commute to Kittanning and Butler. A medical center/ Dr. Office nearby adds to the home’s everyday convenience. This property combines updates, efficiency, and a scenic setting — a wonderful opportunity for a wide range of buyers.

Key facts

• Open views
• Half-acre lot
• Wood-burner insert

Tags

• HALF-ACRE LOT
• OPEN VIEWS
• UPDATED ELECTRIC
• NEW WATER HEATER
• WOOD-BURNER INSERT
• ATTACHED TWO-CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Approximately 0.5-acre lot; Lot dimensions: 106 x 201 x 106 x 205

Interior

• Kitchen: Refrigerator; Stove; Microwave; Dishwasher; Some gas appliances
• Bedrooms: Bedroom 2 on upper level (12x10); Bedroom 3 on upper level (10x10)
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Full basement with walk-out access; Wood-burning fireplace (1)
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (34.4% below list).
• Recommended offer: $128k (34.4% 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.
• Zoned schools: West Hills Primary Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 548 students, 100% FRL); West Hills Intermediate Sch (math 37% / reading 59%, grade C-, #153 of 512 statewide, top 30%, 475 students, 100% FRL); Armstrong Jshs (math 37% / reading 55%, grade D-, #178 of 437 statewide, top 42%, 1,478 students, 100% FRL) — zoned schools average 100% FRL vs 37% district-wide (63 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 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 $11k of equity ($1k loan paydown + $9k appreciation (4.8% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $92k; list at $195k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,824 (34.4% 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 1937 — 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: 0.66% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 12.7

CMA / ARV

• ARV (median comp): $250,809
• List price: $194,900
• Delta: -22.29%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.50×
• Total profit: $27,418
• Equity at exit: $108,623

10-year hold

• IRR: 9.8%
• Equity multiple: 2.78×
• Total profit: $97,298
• Equity at exit: $185,976

Cash invested: $54,572 (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 16218

• Home prices YoY: 3.2%
• Active inventory: 4
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-247

Break-even live

Break-even rent $1,591

Max offer price $151,208

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-192	+0% $-247	+5% $-302	+10% $-358
Rent	-10% $-348	-5% $-298	+0% $-247	+5% $-197	+10% $-146
Rate	-1.0pp $-149	-0.5pp $-198	base $-247	+0.5pp $-298	+1.0pp $-349

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $194,900 Active 20 DOM
2. 2026-06-21
   days on market $194,900 Active 19 DOM
3. 2026-06-18
   days on market $194,900 Active 17 DOM
4. 2026-06-17
   days on market $194,900 Active 16 DOM
5. 2026-06-16
   days on market $194,900 Active 15 DOM
6. 2026-06-15
   days on market $194,900 Active 14 DOM
7. 2026-06-13
   days on market $194,900 Active 12 DOM
8. 2026-06-12
   days on market $194,900 Active 11 DOM
9. 2026-06-09
   days on market $194,900 Active 8 DOM
10. 2026-06-08
    days on market $194,900 Active 7 DOM
11. 2026-06-08
    days on market $194,900 Active 6 DOM
12. 2026-06-07
    days on market $194,900 Active 5 DOM
13. 2026-06-04
    days on market $194,900 Active 2 DOM
14. 2026-06-02
    days on marketlisting id $194,900 Active 1 DOM
15. 2026-06-01
    days on market $194,900 Active 118 DOM
16. 2026-05-31
    days on market $194,900 Active 117 DOM
17. 2026-05-13
    price $194,900 1299-char remark

    Show marketing remark (1299 chars)

    Located in the village of Cowansville, this well-maintained three-bedroom, one-bath brick two-story home sits on a generous half-acre lot offering a blend of open views and neighborhood setting. To the west, open fields provide beautiful sunset views, while neighboring homes to the south east create a pleasant residential atmosphere. The home has been tastefully updated in recent years and is truly move-in ready. The layout offers comfortable living spaces and flexibility to suit a variety of lifestyles. A fireplace with a wood-burner insert adds both charm and an efficient supplemental heat source during colder months, creating a warm and inviting environment. Additional exterior features include an attached two-car garage and a storage shed, providing ample space for parking, storage, hobbies, or lawn equipment. Owned solar panels will transfer with the sale, offering excellent energy efficiency benefits. Buyers are encouraged to verify utility information. Conveniently located with easy access to major routes, the property offers a quick commute to Kittanning and Butler. A medical center/ Dr. Office nearby adds to the home’s everyday convenience. This property combines updates, efficiency, and a scenic setting — a wonderful opportunity for a wide range of buyers.

18. 2026-03-31
    price $199,900 1299-char remark

    Show marketing remark (1299 chars)

    Located in the village of Cowansville, this well-maintained three-bedroom, one-bath brick two-story home sits on a generous half-acre lot offering a blend of open views and neighborhood setting. To the west, open fields provide beautiful sunset views, while neighboring homes to the south east create a pleasant residential atmosphere. The home has been tastefully updated in recent years and is truly move-in ready. The layout offers comfortable living spaces and flexibility to suit a variety of lifestyles. A fireplace with a wood-burner insert adds both charm and an efficient supplemental heat source during colder months, creating a warm and inviting environment. Additional exterior features include an attached two-car garage and a storage shed, providing ample space for parking, storage, hobbies, or lawn equipment. Owned solar panels will transfer with the sale, offering excellent energy efficiency benefits. Buyers are encouraged to verify utility information. Conveniently located with easy access to major routes, the property offers a quick commute to Kittanning and Butler. A medical center/ Dr. Office nearby adds to the home’s everyday convenience. This property combines updates, efficiency, and a scenic setting — a wonderful opportunity for a wide range of buyers.

19. 2026-03-12
    price $209,000 1299-char remark

    Show marketing remark (1299 chars)

    Located in the village of Cowansville, this well-maintained three-bedroom, one-bath brick two-story home sits on a generous half-acre lot offering a blend of open views and neighborhood setting. To the west, open fields provide beautiful sunset views, while neighboring homes to the south east create a pleasant residential atmosphere. The home has been tastefully updated in recent years and is truly move-in ready. The layout offers comfortable living spaces and flexibility to suit a variety of lifestyles. A fireplace with a wood-burner insert adds both charm and an efficient supplemental heat source during colder months, creating a warm and inviting environment. Additional exterior features include an attached two-car garage and a storage shed, providing ample space for parking, storage, hobbies, or lawn equipment. Owned solar panels will transfer with the sale, offering excellent energy efficiency benefits. Buyers are encouraged to verify utility information. Conveniently located with easy access to major routes, the property offers a quick commute to Kittanning and Butler. A medical center/ Dr. Office nearby adds to the home’s everyday convenience. This property combines updates, efficiency, and a scenic setting — a wonderful opportunity for a wide range of buyers.

20. 2026-02-20
    price $219,000 1299-char remark

    Show marketing remark (1299 chars)

    Located in the village of Cowansville, this well-maintained three-bedroom, one-bath brick two-story home sits on a generous half-acre lot offering a blend of open views and neighborhood setting. To the west, open fields provide beautiful sunset views, while neighboring homes to the south east create a pleasant residential atmosphere. The home has been tastefully updated in recent years and is truly move-in ready. The layout offers comfortable living spaces and flexibility to suit a variety of lifestyles. A fireplace with a wood-burner insert adds both charm and an efficient supplemental heat source during colder months, creating a warm and inviting environment. Additional exterior features include an attached two-car garage and a storage shed, providing ample space for parking, storage, hobbies, or lawn equipment. Owned solar panels will transfer with the sale, offering excellent energy efficiency benefits. Buyers are encouraged to verify utility information. Conveniently located with easy access to major routes, the property offers a quick commute to Kittanning and Butler. A medical center/ Dr. Office nearby adds to the home’s everyday convenience. This property combines updates, efficiency, and a scenic setting — a wonderful opportunity for a wide range of buyers.

21. 2026-02-03
    listed $225,000 Active 1299-char remark

    Show marketing remark (1299 chars)

    Located in the village of Cowansville, this well-maintained three-bedroom, one-bath brick two-story home sits on a generous half-acre lot offering a blend of open views and neighborhood setting. To the west, open fields provide beautiful sunset views, while neighboring homes to the south east create a pleasant residential atmosphere. The home has been tastefully updated in recent years and is truly move-in ready. The layout offers comfortable living spaces and flexibility to suit a variety of lifestyles. A fireplace with a wood-burner insert adds both charm and an efficient supplemental heat source during colder months, creating a warm and inviting environment. Additional exterior features include an attached two-car garage and a storage shed, providing ample space for parking, storage, hobbies, or lawn equipment. Owned solar panels will transfer with the sale, offering excellent energy efficiency benefits. Buyers are encouraged to verify utility information. Conveniently located with easy access to major routes, the property offers a quick commute to Kittanning and Butler. A medical center/ Dr. Office nearby adds to the home’s everyday convenience. This property combines updates, efficiency, and a scenic setting — a wonderful opportunity for a wide range of buyers.

22. 2018-10-22
    status Under Contract 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

23. 2018-10-22
    soldstatus $92,000 Sold 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

24. 2018-07-07
    historical Contingent 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

25. 2018-05-16
    price $104,900 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

26. 2018-01-05
    price $115,000 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

27. 2017-11-15
    price $125,900 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

28. 2017-08-29
    price $129,900 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

29. 2017-07-25
    listed $134,900 Active 390-char remark

    Show marketing remark (390 chars)

    Well maintained, all brick home on . 5 acres overlooking fields and woods. The large living room offers a fireplace with wood burner insert (Buck stove). A large kitchen with breakfast nook, formal dining room, and 3 spacious bedrooms. The black top driveway offers additional parking for several cars. The large, level back yard offers a private space for outdoor activities and gardening.

30. 1994-04-25
    soldstatus $37,500

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $2,463 · $205/mo
• Expected delta: +$617/yr (+$51/mo · 33.4%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,339
• − Mortgage interest: −$10,917
• − Property taxes: −$1,846
• − Insurance: −$974
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$5,670
• Taxable loss: −$6,523
• Est. tax savings @ 24.0%: +$1,566
• After-tax cash flow: $-1,402/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 — East Franklin

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

Census & demographics

• Population (ZIP): 1,138

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 (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Serbian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% 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: ▲ 4.85%
• Current HPI: 155.4168
• 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

+419.7% since first listed

15 events — show timeline

• 2026-06-01 Listed $194,900 West Penn MLS
• 2026-05-13 Price Changed $194,900 West Penn MLS
• 2026-03-31 Price Changed $199,900 West Penn MLS
• 2026-03-12 Price Changed $209,000 West Penn MLS
• 2026-02-20 Price Changed $219,000 West Penn MLS
• 2026-02-03 Listed $225,000 West Penn MLS
• 2018-10-22 Pending — West Penn MLS
• 2018-10-22 Sold (MLS) $92,000 West Penn MLS
• 2018-07-07 Contingent — West Penn MLS
• 2018-05-16 Price Changed $104,900 West Penn MLS
• 2018-01-05 Price Changed $115,000 West Penn MLS
• 2017-11-15 Price Changed $125,900 West Penn MLS
• 2017-08-29 Price Changed $129,900 West Penn MLS
• 2017-07-25 Listed $134,900 West Penn MLS
• 1994-04-25 Sold (Public Records) $37,500 Public Records

Property tax history

+0.6%/yr

Latest (2026): $1,846 · +0.0% YoY. Source: county tax records.