606 6th Ave · Ford City, PA 16226

$74,900

2 bd · 1.0 ba · 1,120 sqft · Other public records · 118 Days on market

Built 1890 3,484 sqft lot $67/sqft · 8% below area Est $82k · 8% under ↓ 3% since listing

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Why this score? — see what drove the B+ 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 +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.3/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this spacious 3-bedroom half duplex offering comfort, flexibility, and privacy all in one. Enjoy many updates including a newer metal roof and windows. The main floor features a full bath, a separate dining room, and an eat-in kitchen complete with brand-new appliances, making for everyday comfortable living. A versatile flex room on the first floor provides the perfect space for a home office, playroom, or main floor bedroom. Step outside to enjoy the covered concrete patio, ideal for entertaining or relaxing, along with a brick oven that comes with the property — perfect for hosting gatherings and outdoor dining. Enjoy the convenience of in-town living, while benefiting from the added privacy of this unique location at the edge of town, with peaceful woods stretching behind the property.

Key facts

• Brick oven
• New appliances
• Flex room

Tags

• NEWER METAL ROOF
• NEW APPLIANCES
• FLEX ROOM
• COVERED CONCRETE PATIO
• BRICK OVEN
• UNIQUE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/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: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#378 in PA, #3,385 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities D, 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: 12 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 $993 of equity ($518 loan paydown + $475 appreciation (0.6% 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 (0.6% 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 118 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.84% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.80%
• DSCR: 2.41
• GRM: 4.5

CMA / ARV

• ARV (median comp): $81,531
• List price: $74,900
• Delta: -8.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.53×
• Total profit: $31,988
• Equity at exit: $24,156

10-year hold

• IRR: 33.2%
• Equity multiple: 4.89×
• Total profit: $81,580
• Equity at exit: $31,035

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 16226

• Home prices YoY: 0.2%
• Active inventory: 12
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $500

Break-even live

Break-even rent $742

Max offer price $74,900

Occupancy floor 59%

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 18 events

1. 2026-06-18
   days on market $74,900 Active 118 DOM
2. 2026-06-17
   days on market $74,900 Active 117 DOM
3. 2026-06-16
   days on market $74,900 Active 116 DOM
4. 2026-06-15
   days on market $74,900 Active 115 DOM
5. 2026-06-13
   days on market $74,900 Active 113 DOM
6. 2026-06-12
   days on market $74,900 Active 112 DOM
7. 2026-06-09
   days on market $74,900 Active 109 DOM
8. 2026-06-08
   days on market $74,900 Active 108 DOM
9. 2026-06-08
   days on market $74,900 Active 107 DOM
10. 2026-06-07
    days on market $74,900 Active 106 DOM
11. 2026-06-04
    days on market $74,900 Active 103 DOM
12. 2026-06-02
    days on market $74,900 Active 102 DOM
13. 2026-06-01
    days on market $74,900 Active 101 DOM
14. 2026-05-31
    days on market $74,900 Active 100 DOM
15. 2026-05-15
    status Active 822-char remark

    Show marketing remark (822 chars)

    Welcome home to this spacious 3-bedroom half duplex offering comfort, flexibility, and privacy all in one. Enjoy many updates including a newer metal roof and windows. The main floor features a full bath, a separate dining room, and an eat-in kitchen complete with brand-new appliances, making for everyday comfortable living. A versatile flex room on the first floor provides the perfect space for a home office, playroom, or main floor bedroom. Step outside to enjoy the covered concrete patio, ideal for entertaining or relaxing, along with a brick oven that comes with the property — perfect for hosting gatherings and outdoor dining. Enjoy the convenience of in-town living, while benefiting from the added privacy of this unique location at the edge of town, with peaceful woods stretching behind the property.

16. 2026-05-02
    historical Contingent 822-char remark

    Show marketing remark (822 chars)

    Welcome home to this spacious 3-bedroom half duplex offering comfort, flexibility, and privacy all in one. Enjoy many updates including a newer metal roof and windows. The main floor features a full bath, a separate dining room, and an eat-in kitchen complete with brand-new appliances, making for everyday comfortable living. A versatile flex room on the first floor provides the perfect space for a home office, playroom, or main floor bedroom. Step outside to enjoy the covered concrete patio, ideal for entertaining or relaxing, along with a brick oven that comes with the property — perfect for hosting gatherings and outdoor dining. Enjoy the convenience of in-town living, while benefiting from the added privacy of this unique location at the edge of town, with peaceful woods stretching behind the property.

17. 2026-04-10
    price $74,900 822-char remark

    Show marketing remark (822 chars)

    Welcome home to this spacious 3-bedroom half duplex offering comfort, flexibility, and privacy all in one. Enjoy many updates including a newer metal roof and windows. The main floor features a full bath, a separate dining room, and an eat-in kitchen complete with brand-new appliances, making for everyday comfortable living. A versatile flex room on the first floor provides the perfect space for a home office, playroom, or main floor bedroom. Step outside to enjoy the covered concrete patio, ideal for entertaining or relaxing, along with a brick oven that comes with the property — perfect for hosting gatherings and outdoor dining. Enjoy the convenience of in-town living, while benefiting from the added privacy of this unique location at the edge of town, with peaceful woods stretching behind the property.

18. 2026-02-20
    listed $77,500 Active 822-char remark

    Show marketing remark (822 chars)

    Welcome home to this spacious 3-bedroom half duplex offering comfort, flexibility, and privacy all in one. Enjoy many updates including a newer metal roof and windows. The main floor features a full bath, a separate dining room, and an eat-in kitchen complete with brand-new appliances, making for everyday comfortable living. A versatile flex room on the first floor provides the perfect space for a home office, playroom, or main floor bedroom. Step outside to enjoy the covered concrete patio, ideal for entertaining or relaxing, along with a brick oven that comes with the property — perfect for hosting gatherings and outdoor dining. Enjoy the convenience of in-town living, while benefiting from the added privacy of this unique location at the edge of town, with peaceful woods stretching behind the property.

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,276 · $106/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $16,496
• − Mortgage interest: −$4,196
• − Property taxes: −$1,276
• − Insurance: −$1,041
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,179
• Taxable income: $5,165
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,762/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 — Ford City

• Score: 76/100
• State rank: #378
• US rank: #3385

Category grades

Amenities D Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ford City, PA
• Population (ZIP): 7,994

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 (97%)
• Race & ethnicity: White 97% Two or more races 1% Black 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 1% · China

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: ▲ 0.63%
• Current HPI: 252.2714
• 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

-3.4% since first listed

4 events — show timeline

• 2026-05-15 Relisted — West Penn MLS
• 2026-05-02 Contingent — West Penn MLS
• 2026-04-10 Price Changed $74,900 West Penn MLS
• 2026-02-20 Listed $77,500 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,276 · +0.0% YoY. Source: county tax records.