130 Kirkpatrick Ave · Leechburg, PA 15656

$69,000

4 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 17 Days on market

Built 1920 6,229 sqft lot ↓ 1% since listing

---

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

Looking for a STARTER HOME? Look no further! Newer 2018' metal roof, updated electrical service with GFCI's, new AC unit, 2019 Plumbing, plastered ceiling, carpet cleaned & sanitized, & newer kitchen faucet installed. Much larger on the inside then out. Enter upon the freshly repainted front porch on the large kitchen with newer stove & refrigerator with built in large pantry. Off the kitchen is covered back porch overlooking the beautiful peaceful back yard lg. corner lot views of lot. Upstairs offers a nicely sized landing onto 2 bedrooms of which one is captive with a full bathroom. MUST SEE home!

Key facts

• 6,229 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage (1 parking space total)
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Frame construction; Metal roof
• Exterior features: 0.143-acre lot; Lot dimensions approximately 6,242 sq ft

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Gas forced-air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (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.
• Market conditions: 32 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 $7k of equity ($477 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $35k; list at $69k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.98% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Floral Ave	0.12mi	3/1.0 (-1)	1,487 (+2%)	18mo	$155,000	$104	69
428 2nd St	0.17mi	3/2.0 (-1)	1,444 (-1%)	19mo	$50,000	$35	68
61 Kiski Ave	0.16mi	3/1.5 (-1)	1,368 (-6%)	15mo	$33,000	$24	65
420 Washington Ave	0.33mi	3/1.5 (-1)	1,409 (-3%)	11mo	$175,000	$124	65
419 Washington Ave	0.34mi	3/1.5 (-1)	1,536 (+6%)	9mo	$140,000	$91	63
434 2nd St	0.17mi	3/2.0 (-1)	1,296 (-11%)	8mo	$180,000	$139	60
347 Madison Ave	0.52mi	3/1.5 (-1)	1,430 (-2%)	12mo	$195,000	$136	58
101 Lincoln Ave	0.29mi	4/2.0	1,664 (+14%)	9mo	$150,000	$90	53
321 Pitt St	0.28mi	3/1.0 (-1)	1,664 (+14%)	6mo	$5,000	$3	51
485 Evergreen Rd	0.44mi	3/1.0 (-1)	1,512 (+4%)	19mo	$36,000	$24	50
208 Beale Ave	0.31mi	3/1.5 (-1)	1,242 (-15%)	10mo	$159,000	$128	48
371 Washington Ave	0.30mi	3/2.5 (-1)	1,608 (+10%)	20mo	$155,000	$96	43

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: 45.7%
• Equity multiple: 4.45×
• Total profit: $66,603
• Equity at exit: $62,161

10-year hold

• IRR: 39.7%
• Equity multiple: 9.99×
• Total profit: $173,623
• Equity at exit: $134,052

Cash invested: $19,320 (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 15656

• Home prices YoY: 9.1%
• Active inventory: 32
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $454

Break-even live

Break-even rent $793

Max offer price $69,000

Occupancy floor 62%

Sensitivity live

Price	-10% $493	-5% $473	+0% $454	+5% $434	+10% $415
Rent	-10% $346	-5% $400	+0% $454	+5% $508	+10% $562
Rate	-1.0pp $489	-0.5pp $471	base $454	+0.5pp $436	+1.0pp $418

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $69,000 Active 17 DOM
2. 2026-06-18
   days on market $69,000 Active 15 DOM
3. 2026-06-17
   days on market $69,000 Active 14 DOM
4. 2026-06-16
   days on market $69,000 Active 13 DOM
5. 2026-06-15
   days on market $69,000 Active 12 DOM
6. 2026-06-13
   days on market $69,000 Active 10 DOM
7. 2026-06-12
   days on market $69,000 Active 9 DOM
8. 2026-06-09
   days on market $69,000 Active 6 DOM
9. 2026-06-08
   days on market $69,000 Active 5 DOM
10. 2026-06-08
    days on market $69,000 Active 4 DOM
11. 2026-06-05
    days on market $69,000 Active 2 DOM
12. 2026-06-04
    remarks 324-char remark
13. 2026-06-04
    listed $69,000 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: $2,832 · $236/mo
• Projected year-2 tax: $2,832 · $236/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
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,413
• − Mortgage interest: −$3,865
• − Property taxes: −$2,832
• − Insurance: −$345
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,007
• Taxable income: $4,738
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $4,310/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

-1.3% since first listed

16 events — show timeline

• 2026-06-03 Listed $69,000 West Penn MLS
• 2021-01-08 Sold (MLS) $35,000 West Penn MLS
• 2021-01-02 Pending — West Penn MLS
• 2020-11-10 Contingent — West Penn MLS
• 2020-10-15 Relisted — West Penn MLS
• 2020-10-05 Contingent — West Penn MLS
• 2020-10-01 Listed $39,900 West Penn MLS
• 2020-06-12 Delisted — West Penn MLS
• 2020-03-11 Price Changed $49,000 West Penn MLS
• 2019-06-13 Listed $59,900 West Penn MLS
• 2019-06-08 Delisted — West Penn MLS
• 2019-04-19 Relisted — West Penn MLS
• 2019-01-29 Delisted — West Penn MLS
• 2018-09-06 Price Changed $59,900 West Penn MLS
• 2018-07-31 Price Changed $64,900 West Penn MLS
• 2018-06-09 Listed $69,900 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $2,832 · +1.0% YoY. Source: county tax records.