227 Floral Ave · Leechburg, PA 15656

$75,000

3 bd · 1.5 ba · 1,932 sqft · SingleFamily public records · 3 Days on market

Built 1900 6,229 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
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 227 Floral Avenue located in the sidewalk community of Leechburg Borough. This 2 story Victorian features a large front porch, 2-year-old metal roof, corner lot, and 2 (2) car det garages. You can welcome guests in the entry which is open to the spacious LR w/ bow window. A full bath is offered off the LR. To the left of the entry is either a FR or 1st Fl Bed. A huge DR, updated kitchen, and main fl laundry/mudroom are the additional rooms on the main level. Laundry exits to partially fenced rear yard. The upper level features 3 additional bedrooms - 2 are VERY large. The smallest of 3 bedrooms would make an awesome walk-in closet. A second full bathroom is also on this level. The basement is strictly for storage. The home was updated prior to placing tenants in the home. This home offers a ton of living space and with a little TLC can be a great home. The seller never lived in the home. This home is not for FHA, VA, or USDA. The owner is not in the area to do any repairs.

Key facts

• New metal roof
• Shaded back yard
• Corner lot

Tags

• CORNER LOT
• NEW METAL ROOF
• COFFEE BAR
• OPEN KITCHEN
• SHADED BACK YARD

Property features AI

Exterior

• Parking: Detached garage; Garage parking for 4 vehicles (total parking spaces: 4)
• Utilities: Public water; Public sewer
• Home design: 2-story frame home; Metal roof; Cellar foundation; Resale property
• Construction: Frame construction; Metal roof; Cellar foundation
• Exterior features: Public water; Public sewer

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Wall/window cooling units
• Interior features: Hardwood flooring; Decorative fireplaces (2); Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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: 33 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 $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 ~2 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $47k; list at $75k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.85% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.03%
• DSCR: 2.29
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $177,744
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Floral Ave	0.12mi	3/1.5	1,789 (-7%)	1mo	$99,000	$55	82
431 Washington Ave	0.22mi	3/2.0	2,016 (+4%)	9mo	$40,000	$20	73
447 Washington Ave	0.25mi	3/1.5	1,776 (-8%)	4mo	$163,000	$92	71
120 Wallace Ave	0.13mi	4/2.5 (+1)	1,850 (-4%)	17mo	$240,000	$130	64
234 Lincoln Ave	0.14mi	3/2.0	1,731 (-10%)	13mo	$220,000	$127	63
321 Pitt St	0.15mi	3/1.0	1,664 (-14%)	6mo	$5,000	$3	63
371 Main St	0.24mi	4/1.5 (+1)	1,704 (-12%)	2mo	$72,750	$43	62
618 1st St	0.34mi	3/2.5	1,859 (-4%)	14mo	$250,000	$134	62
101 Lincoln Ave	0.23mi	4/2.0 (+1)	1,664 (-14%)	9mo	$150,000	$90	52
143 Main St	0.22mi	4/2.0 (+1)	1,753 (-9%)	19mo	$170,000	$97	52

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: 46.3%
• Equity multiple: 4.49×
• Total profit: $73,272
• Equity at exit: $67,566

10-year hold

• IRR: 40.3%
• Equity multiple: 10.07×
• Total profit: $190,452
• 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: 33
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $508

Break-even live

Break-even rent $745

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $551	-5% $529	+0% $508	+5% $487	+10% $466
Rent	-10% $398	-5% $453	+0% $508	+5% $563	+10% $618
Rate	-1.0pp $546	-0.5pp $527	base $508	+0.5pp $489	+1.0pp $469

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: —

Listing history 3 events

1. 2026-06-21
   days on market $75,000 Active 3 DOM
2. 2026-06-17
   remarks 600-char remark
3. 2026-06-17
   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: $1,969 · $164/mo
• Projected year-2 tax: $1,969 · $164/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 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,659
• − Mortgage interest: −$4,201
• − Property taxes: −$1,969
• − Insurance: −$375
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,182
• Taxable income: $5,267
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,833/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

+114.3% since first listed

6 events — show timeline

• 2026-06-17 Listed $75,000 West Penn MLS
• 2022-01-27 Sold (Public Records) $47,000 Public Records
• 2022-01-19 Sold (MLS) $47,000 West Penn MLS
• 2021-09-09 Contingent — West Penn MLS
• 2021-08-08 Listed $57,000 West Penn MLS
• 2007-11-08 Sold (Public Records) $35,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,969 · +1.0% YoY. Source: county tax records.