156 Center Ave · Leechburg, PA 15656

$75,000

3 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 19 Days on market

Built 1900 1,481 sqft lot

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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 +22.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1,481 sq ft lot
• Built 1900
• Listed 19 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Asphalt roof; Home warranty included
• Exterior features: Lot dimensions approximately 34 x 43

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

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.
• Zoned schools: David Leech El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 300 students, 29% FRL); Leechburg Area Ms (math 22% / reading 47%, grade F, #328 of 512 statewide, top 65%, 152 students, 46% FRL); Leechburg Area Hs (math 64%, 186 students, 47% FRL).
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $164,220
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Beale Ave	0.41mi	2/1.0 (-1)	1,200 (+2%)	5mo	$134,900	$112	68
208 Beale Ave	0.39mi	3/1.5	1,242 (+6%)	10mo	$159,000	$128	61
434 2nd St	0.26mi	3/2.0	1,296 (+10%)	8mo	$180,000	$139	60
1750 South Ave	0.45mi	3/2.0	1,216 (+4%)	22mo	$170,000	$140	51
1248 Hyde Park Rd	0.60mi	3/1.5	1,100 (-6%)	12mo	$190,000	$173	50
1260 Hyde Park Rd	0.57mi	2/2.0 (-1)	1,300 (+11%)	23mo	$250,000	$192	27

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $48,752
• Equity at exit: $67,566

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $137,436
• Equity at exit: $145,709

Cash invested: $21,000 (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: 35
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $124

Break-even live

Break-even rent $694

Max offer price $75,000

Occupancy floor 80%

Sensitivity live

Price	-10% $166	-5% $145	+0% $124	+5% $102	+10% $81
Rent	-10% $56	-5% $90	+0% $124	+5% $157	+10% $191
Rate	-1.0pp $161	-0.5pp $143	base $124	+0.5pp $104	+1.0pp $84

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Spang Ave Unit 474 Leechburg, PA	2.0	1.0	798	$850	$1.07	26d	1	0.38mi
474 Spang Ave Leechburg, PA	2.0	1.0	798	$850	$1.07	26d	1	0.38mi

Listing history 14 events

1. 2026-06-22
   days on market $75,000 Active 19 DOM
2. 2026-06-21
   days on market $75,000 Active 18 DOM
3. 2026-06-21
   days on market $75,000 Active 17 DOM
4. 2026-06-18
   days on market $75,000 Active 15 DOM
5. 2026-06-17
   days on market $75,000 Active 14 DOM
6. 2026-06-16
   days on market $75,000 Active 13 DOM
7. 2026-06-15
   days on market $75,000 Active 12 DOM
8. 2026-06-13
   days on market $75,000 Active 10 DOM
9. 2026-06-12
   days on market $75,000 Active 9 DOM
10. 2026-06-09
    days on market $75,000 Active 6 DOM
11. 2026-06-08
    days on market $75,000 Active 5 DOM
12. 2026-06-08
    days on market $75,000 Active 4 DOM
13. 2026-06-05
    days on market $75,000 Active 2 DOM
14. 2026-06-04
    listed $75,000 Active 1 DOM

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,480 · $123/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 20 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: $10,200
• − Mortgage interest: −$4,201
• − Property taxes: −$1,480
• − Insurance: −$375
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,182
• Taxable income: $330
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $1,404/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.

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

1 event — show timeline

• 2026-06-01 Listed $75,000 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $1,480 · +1.0% YoY. Source: county tax records.