222 S Jefferson St · Kittanning, PA 16201

$29,900

3 bd · 1.0 ba · 1,980 sqft · SingleFamily public records · 15 Days on market

Built 1871 3,876 sqft lot

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Why this score? — see what drove the A- 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
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HANDYMAN SPECIAL! Calling all investors, flippers, and visionary buyers — this 3-bedroom, 1-bathroom home on South Jefferson Street is brimming with untapped potential. Nestled in the heart of Kittanning, this property represents a prime opportunity to transform a diamond in the rough into a stunning residence or a profitable rental investment. This home needs a big rehab, and that’s exactly what makes it so appealing. With the right vision and some dedicated sweat equity, you can customize every detail to your standards while building instant equity in a market that continues to attract attention. Whether you’re an experienced investor expanding your portfolio or a han

Key facts

• 3,876 sq ft lot
• Parking
• Built 1871

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Carpet flooring; Walk-up basement access; Gas fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#736 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, 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: 31 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 $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1871 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1871 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.13% ✓
• Cap rate: 37.17%
• Cash-on-cash: 110.27%
• DSCR: 5.91
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $156,420
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Queen St	0.52mi	3/1.5	1,863 (-6%)	4mo	$50,000	$27	61
166 Clearfield Pike	0.57mi	3/2.0	1,904 (-4%)	8mo	$150,000	$79	57
302 Franklin Ave	0.42mi	4/2.5 (+1)	1,905 (-4%)	9mo	$24,000	$13	56
428 Dewey St	0.32mi	4/1.5 (+1)	1,740 (-12%)	8mo	$72,000	$41	51
411 Harrison	0.53mi	4/2.0 (+1)	2,069 (+4%)	11mo	$272,000	$131	50
308 Garfield St	0.75mi	3/1.5	1,758 (-11%)	1mo	$149,000	$85	43
410 Union Ave	0.60mi	4/2.0 (+1)	1,760 (-11%)	2mo	$165,000	$94	43
614 Woodward Ave	0.72mi	3/2.0	1,740 (-12%)	6mo	$108,000	$62	37

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: 63.2%
• Equity multiple: 5.59×
• Total profit: $38,395
• Equity at exit: $26,936

10-year hold

• IRR: 56.9%
• Equity multiple: 12.52×
• Total profit: $96,459
• Equity at exit: $58,089

Cash invested: $8,372 (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 16201

• Home prices YoY: 10.0%
• Active inventory: 31
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $343

Break-even live

Break-even rent $801

Max offer price $29,900

Occupancy floor 67%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $29,900 Active 15 DOM
2. 2026-06-17
   days on market $29,900 Active 14 DOM
3. 2026-06-16
   days on market $29,900 Active 13 DOM
4. 2026-06-15
   days on market $29,900 Active 12 DOM
5. 2026-06-13
   days on market $29,900 Active 10 DOM
6. 2026-06-12
   days on market $29,900 Active 9 DOM
7. 2026-06-09
   days on market $29,900 Active 6 DOM
8. 2026-06-08
   days on market $29,900 Active 5 DOM
9. 2026-06-08
   days on market $29,900 Active 4 DOM
10. 2026-06-07
    days on market $29,900 Active 3 DOM
11. 2026-06-04
    remarks 681-char remark
12. 2026-06-04
    listed $29,900 Active 1 DOM

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 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: $14,824
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$5,268
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$870
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $3,107/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 — Kittanning

• Score: 70/100
• State rank: #736
• US rank: #7354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kittanning, PA
• Population (ZIP): 16,734

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 24.52%
• Current HPI: 270.2649
• 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

• 2026-06-03 Listed $29,900 West Penn MLS

Property tax history

+0.7%/yr

Latest (2026): $2,039 · +0.0% YoY. Source: county tax records.