333 Penn Ave · Leechburg, PA 15656

$60,000

None bd · None ba · — sqft · SingleFamily · 14 Days on market

Built 1920 Fair condition 0.33 ac lot ↓ 33% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Opportunity awaits at 333–335 Penn Ave in Leechburg! This spacious duplex features 6 bedrooms and 3 bathrooms, offering flexible living options and plenty of space. With solid bones and a detached garage, this property presents a great chance to make it your own. Great size yard! Detached garage with attached carport. New Furnace connected to heat whole house. One gas, electric, & water meter. Conveniently located near local shops and amenities—schedule your showing today!

Key facts

• New furnace
• Great size yard
• Spacious duplex

Tags

• SPACIOUS DUPLEX
• DETACHED GARAGE
• GREAT SIZE YARD
• NEW FURNACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Two-unit community

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Frame construction; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: 120 x 120 lot dimensions (approx.); Zoned R2

Interior

• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $60k).

Location & tenants

• Location reads 78/100 on livability (#294 in PA, #2,608 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, employment D, commute F.
• Leechburg Area SD (suburban): math 33% / reading 53% proficiency, ranked #303 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $40k; list at $60k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.62% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.25%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $387,213
• List price: $60,000
• Delta: -84.50%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Penn Ave	0.00mi	6/3.0	2,400	0mo	$40,000	$17	87
201 Floral Ave	0.15mi	4/2.0	2,910	1mo	$164,194	$56	80
371 Main St	0.13mi	4/1.5	1,704	2mo	$72,750	$43	80
126 Floral Ave	0.21mi	3/1.5	1,789	1mo	$99,000	$55	77
555 Market St	0.28mi	3/2.0	—	0mo	$115,000	—	74
151 Summit Ave	0.24mi	2/1.0	934	4mo	$17,000	$18	73
1653 Main St	0.68mi	2/1.0	1,382	0mo	$117,000	$85	56
131 Highland Dr	0.65mi	3/2.0	—	3mo	$255,000	—	55
411 Center St	0.67mi	3/1.5	—	2mo	$179,900	—	54
365 Chestnut	0.65mi	4/1.5	—	4mo	$165,000	—	54
1539 North Ave	0.70mi	3/1.5	—	3mo	$130,000	—	52
621 S Gosser Hill Rd	0.74mi	2/1.5	—	4mo	$159,999	—	50

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: 43.3%
• Equity multiple: 4.29×
• Total profit: $55,211
• Equity at exit: $54,053

10-year hold

• IRR: 37.5%
• Equity multiple: 9.63×
• Total profit: $144,908
• Equity at exit: $116,567

Cash invested: $16,800 (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 15656

• Home prices YoY: 9.1%
• Active inventory: 31
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $354

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 59%

Sensitivity live

Price	-10% $395	-5% $374	+0% $354	+5% $333	+10% $312
Rent	-10% $277	-5% $315	+0% $354	+5% $392	+10% $430
Rate	-1.0pp $384	-0.5pp $369	base $354	+0.5pp $338	+1.0pp $322

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Market St Leechburg, PA	3.0	1.5	—	$1,200	—	20d	1	0.20mi
474 Spang Ave Leechburg, PA	2.0	1.0	798	$850	$1.07	24d	1	0.21mi
470 Spang Ave Unit 474 Leechburg, PA	2.0	1.0	798	$850	$1.07	24d	1	0.21mi
489A Evergreen Rd Leechburg, PA	2.0	1.0	—	$975	—	24d	1	0.54mi

Listing history 5 events

1. 2026-06-09
   days on marketlisting id $60,000 Pending 14 DOM
2. 2026-05-18
   status Pending 494-char remark

   Show marketing remark (494 chars)

   Opportunity awaits at 333–335 Penn Ave in Leechburg! This spacious duplex features 6 bedrooms and 3 bathrooms, offering flexible living options and plenty of space. With solid bones and a detached garage, this property presents a great chance to make it your own. Great size yard! Detached garage with attached carport. New Furnace connected to heat whole house. One gas, electric, & water meter. Conveniently located near local shops and amenities—schedule your showing today!

3. 2026-05-18
   status Pending 494-char remark

   Show marketing remark (494 chars)

   Opportunity awaits at 333–335 Penn Ave in Leechburg! This spacious duplex features 6 bedrooms and 3 bathrooms, offering flexible living options and plenty of space. With solid bones and a detached garage, this property presents a great chance to make it your own. Great size yard! Detached garage with attached carport. New Furnace connected to heat whole house. One gas, electric, & water meter. Conveniently located near local shops and amenities—schedule your showing today!

4. 2026-05-04
   listed $60,000 Active 494-char remark
5. 2026-05-02
   listed $60,000 Active 494-char remark

   Show marketing remark (494 chars)

   Opportunity awaits at 333–335 Penn Ave in Leechburg! This spacious duplex features 6 bedrooms and 3 bathrooms, offering flexible living options and plenty of space. With solid bones and a detached garage, this property presents a great chance to make it your own. Great size yard! Detached garage with attached carport. New Furnace connected to heat whole house. One gas, electric, & water meter. Conveniently located near local shops and amenities—schedule your showing today!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,669
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,745
• Taxable income: $3,496
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,404/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 · 2 photos

Fair 45/100 Moderate rehab

This property requires significant exterior repairs and maintenance, including painting, landscaping, and roof replacement. Potential buyers should be aware of these needs before committing to the purchase.

Repairs flagged

• Major roof — The satellite image shows a large roof footprint, suggesting potential issues
• Major exterior siding — Weathered and worn appearance
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and home value
• Both landscaping — A well-maintained yard can increase both resale and rental value
• Both repair roof — A new roof can significantly increase the home's value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows a large roof footprint, suggesting potential issues	Major	$15,000–50,000
exterior siding · Weathered and worn appearance	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint can improve curb appeal and home value ↑
• Both landscaping — A well-maintained yard can increase both resale and rental value ↑
• Both repair roof — A new roof can significantly increase the home's value and reduce maintenance costs ↑

ⓘ 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: Leechburg Area SD
• NCES district ID: 4213470
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $47,241
• Composite: 36.64/100
• National rank: #4618
• State rank: #303 of 539 in PA

Livability — Leechburg

• Score: 78/100
• State rank: #294
• US rank: #2608

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: Leechburg, PA
• Population (ZIP): 9,766

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 11% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% 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: ▲ 21.11%
• Current HPI: 252.6103
• 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

-33.3% since first listed

6 events — show timeline

• 2026-06-08 Sold (MLS) $40,000 West Penn MLS
• 2026-05-18 Pending — West Penn MLS
• 2026-05-18 Pending — West Penn MLS
• 2026-05-18 Delisted — West Penn MLS
• 2026-05-04 Listed $60,000 West Penn MLS
• 2026-05-02 Listed $60,000 West Penn MLS