634 Ridge Ave · Ford City, PA 16226

$119,000

3 bd · 1.5 ba · 1,742 sqft · SingleFamily public records · 70 Days on market

Built 1920 2,482 sqft lot $68/sqft · 26% above area Est $95k · 26% over

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this spacious, nearly 1800 square foot, three-bedroom, two-full-bath home with THREE additional lots included. This beauty is situated on a dead-end street for quietness and serenity. Walk in through the beautiful front door from one of the two covered porches to find stunning wood floors, high ceilings, and a wonderful staircase full of charm. From there, you'll find a very beautiful, updated, large kitchen, flooded with natural light! Continue to find the large first-floor laundry room, with tons of storage and a newer full bathroom. Upstairs, you'll find the three large rooms, a full bath, and access to the huge walk-up attic, which could be converted easily to more usable space. Outside, along with the porches and other usable areas, there are THREE additional vacant lots, currently used for the extra off-street parking area, but boast tons of options! All of these amenities are within a short distance to stores, restaurants, parks, and major roadways. NOT a drive-by, but a MUST SEE to appreciate.

Key facts

• Dead-end street
• Huge walk-up attic
• 2,482 sq ft lot

Tags

• THREE ADDITIONAL LOTS
• DEAD-END STREET
• UPDATED LARGE KITCHEN
• FIRST-FLOOR LAUNDRY ROOM
• HUGE WALK-UP ATTIC
• EXTRA OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $112k (6.0% 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 $2k of equity ($823 loan paydown + $755 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $20k; list at $119k implies a 495% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.19% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $94,655
• List price: $119,000
• Delta: 25.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 5th Ave	0.38mi	4/1.5 (+1)	1,800 (+3%)	8mo	$216,495	$120	65
608 8th St	0.11mi	4/2.0 (+1)	1,548 (-11%)	6mo	$139,900	$90	64
720 6th Ave	0.07mi	2/1.5 (-1)	1,636 (-6%)	23mo	$85,000	$52	62
702 5th Ave	0.10mi	3/1.0	1,520 (-13%)	16mo	$144,900	$95	59
2224 Park Ave	0.53mi	4/1.5 (+1)	1,598 (-8%)	8mo	$235,000	$147	50
1302 5th Ave	0.66mi	3/1.5	1,500 (-14%)	1mo	$141,500	$94	45
1224 4th Ave	0.62mi	3/1.5	1,892 (+9%)	20mo	$160,000	$85	40
759 Main St	0.73mi	3/3.0	1,516 (-13%)	2mo	$350,000	$231	37
1303 4th Ave	0.68mi	3/3.0	1,536 (-12%)	9mo	$170,000	$111	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.54×
• Total profit: $18,021
• Equity at exit: $38,379

10-year hold

• IRR: 15.0%
• Equity multiple: 2.76×
• Total profit: $58,630
• Equity at exit: $49,308

Cash invested: $33,320 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $281

Break-even live

Break-even rent $1,066

Max offer price $119,000

Occupancy floor 75%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 70 DOM
2. 2026-06-17
   days on market $119,000 Active 69 DOM
3. 2026-06-16
   days on market $119,000 Active 68 DOM
4. 2026-06-15
   days on market $119,000 Active 67 DOM
5. 2026-06-13
   days on market $119,000 Active 65 DOM
6. 2026-06-12
   days on market $119,000 Active 64 DOM
7. 2026-06-09
   days on market $119,000 Active 61 DOM
8. 2026-06-08
   days on market $119,000 Active 60 DOM
9. 2026-06-08
   days on market $119,000 Active 59 DOM
10. 2026-06-07
    days on market $119,000 Active 58 DOM
11. 2026-06-04
    days on market $119,000 Active 55 DOM
12. 2026-06-02
    days on market $119,000 Active 54 DOM
13. 2026-06-01
    days on market $119,000 Active 53 DOM
14. 2026-05-31
    price $119,000 Active 52 DOM
15. 2026-05-31
    days on market $124,000 Active 52 DOM
16. 2026-04-09
    listed $124,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this spacious, nearly 1800 square foot, three-bedroom, two-full-bath home with THREE additional lots included. This beauty is situated on a dead-end street for quietness and serenity. Walk in through the beautiful front door from one of the two covered porches to find stunning wood floors, high ceilings, and a wonderful staircase full of charm. From there, you'll find a very beautiful, updated, large kitchen, flooded with natural light! Continue to find the large first-floor laundry room, with tons of storage and a newer full bathroom. Upstairs, you'll find the three large rooms, a full bath, and access to the huge walk-up attic, which could be converted easily to more usable space. Outside, along with the porches and other usable areas, there are THREE additional vacant lots, currently used for the extra off-street parking area, but boast tons of options! All of these amenities are within a short distance to stores, restaurants, parks, and major roadways. NOT a drive-by, but a MUST SEE to appreciate.

17. 2026-03-15
    price $124,000 918-char remark

    Show marketing remark (918 chars)

    Don't miss this spacious three-bedroom, two-full-bath home with three lots included. Walk in through the beautiful front door from one of the two covered porches to find stunning wood floors, high ceilings, and a wonderful staircase full of charm. From there, you'll find a very beutiful, updated, large kitchen, flooded with natural light! Continue to find the large first-floor laundry room, with tons of storage and a newer full bathroom. Upstairs, you'll find the three large rooms, a full bath, and access to the huge walk-up attic, which could be converted easily to more usable space. Outside, along with the porches and other usable areas, there are THREE additional vacant lots, currently used for the extra off-street parking area, but boast tons of options! All of these amenities are within a short distance to stores, restaurants, parks, and major roadways. NOT a drive-by, but a MUST SEE to appreciate.

18. 2025-11-25
    price $129,000 918-char remark

    Show marketing remark (918 chars)

    Don't miss this spacious three-bedroom, two-full-bath home with three lots included. Walk in through the beautiful front door from one of the two covered porches to find stunning wood floors, high ceilings, and a wonderful staircase full of charm. From there, you'll find a very beutiful, updated, large kitchen, flooded with natural light! Continue to find the large first-floor laundry room, with tons of storage and a newer full bathroom. Upstairs, you'll find the three large rooms, a full bath, and access to the huge walk-up attic, which could be converted easily to more usable space. Outside, along with the porches and other usable areas, there are THREE additional vacant lots, currently used for the extra off-street parking area, but boast tons of options! All of these amenities are within a short distance to stores, restaurants, parks, and major roadways. NOT a drive-by, but a MUST SEE to appreciate.

19. 2025-09-16
    price $134,900 918-char remark

    Show marketing remark (918 chars)

    Don't miss this spacious three-bedroom, two-full-bath home with three lots included. Walk in through the beautiful front door from one of the two covered porches to find stunning wood floors, high ceilings, and a wonderful staircase full of charm. From there, you'll find a very beutiful, updated, large kitchen, flooded with natural light! Continue to find the large first-floor laundry room, with tons of storage and a newer full bathroom. Upstairs, you'll find the three large rooms, a full bath, and access to the huge walk-up attic, which could be converted easily to more usable space. Outside, along with the porches and other usable areas, there are THREE additional vacant lots, currently used for the extra off-street parking area, but boast tons of options! All of these amenities are within a short distance to stores, restaurants, parks, and major roadways. NOT a drive-by, but a MUST SEE to appreciate.

20. 2025-08-27
    price $139,900 918-char remark

    Show marketing remark (918 chars)

    Don't miss this spacious three-bedroom, two-full-bath home with three lots included. Walk in through the beautiful front door from one of the two covered porches to find stunning wood floors, high ceilings, and a wonderful staircase full of charm. From there, you'll find a very beutiful, updated, large kitchen, flooded with natural light! Continue to find the large first-floor laundry room, with tons of storage and a newer full bathroom. Upstairs, you'll find the three large rooms, a full bath, and access to the huge walk-up attic, which could be converted easily to more usable space. Outside, along with the porches and other usable areas, there are THREE additional vacant lots, currently used for the extra off-street parking area, but boast tons of options! All of these amenities are within a short distance to stores, restaurants, parks, and major roadways. NOT a drive-by, but a MUST SEE to appreciate.

21. 2025-07-26
    listed $149,900 Active 918-char remark

    Show marketing remark (918 chars)

    Don't miss this spacious three-bedroom, two-full-bath home with three lots included. Walk in through the beautiful front door from one of the two covered porches to find stunning wood floors, high ceilings, and a wonderful staircase full of charm. From there, you'll find a very beutiful, updated, large kitchen, flooded with natural light! Continue to find the large first-floor laundry room, with tons of storage and a newer full bathroom. Upstairs, you'll find the three large rooms, a full bath, and access to the huge walk-up attic, which could be converted easily to more usable space. Outside, along with the porches and other usable areas, there are THREE additional vacant lots, currently used for the extra off-street parking area, but boast tons of options! All of these amenities are within a short distance to stores, restaurants, parks, and major roadways. NOT a drive-by, but a MUST SEE to appreciate.

22. 2002-10-04
    soldstatus $20,000
23. 2002-10-02
    soldstatus $20,000
24. 2001-12-20
    listed $29,900

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$328/yr (+$27/mo · 26.8%)

ⓘ 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 (unshaded) · 99% 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: $17,055
• − Mortgage interest: −$6,666
• − Property taxes: −$1,225
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,462
• Taxable income: $1,581
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,988/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

+314.7% since first listed

9 events — show timeline

• 2026-04-09 Listed $124,000 West Penn MLS
• 2026-03-15 Price Changed $124,000 West Penn MLS
• 2025-11-25 Price Changed $129,000 West Penn MLS
• 2025-09-16 Price Changed $134,900 West Penn MLS
• 2025-08-27 Price Changed $139,900 West Penn MLS
• 2025-07-26 Listed $149,900 West Penn MLS
• 2002-10-04 Sold (MLS) $20,000 West Penn MLS
• 2002-10-02 Sold (Public Records) $20,000 Public Records
• 2001-12-20 Listed $29,900 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,225 · +0.0% YoY. Source: county tax records.