102 Armerford Rd · Armagh, PA 15929

$54,500

4 bd · 1.5 ba · 1,404 sqft · SingleFamily · 76 Days on market

Built 1910 Fair condition 0.47 ac lot $39/sqft · 45% below area Est $99k · 45% under ↓ 9% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Opportunity awaits for you to renovate this home to make it your own with a new roof and electric panel already completed. 4 bedroom 2 story home in Dilltown on just under 1/2 acre lot. The main level features a living room, dining area, kitchen, and half bath with possible laundry use. The second floor has the 4 bedrooms and a bathroom. Full unfinished basement. Detached 1 car garage. Covered front porch.

Key facts

• Half bath
• Kitchen
• Living room

Tags

• NEW ROOF
• ELECTRIC PANEL
• LIVING ROOM
• DINING AREA
• KITCHEN
• HALF BATH

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $54k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $51k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,422 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B; Watch: crime C-, amenities F, commute F.
• United SD (rural): math 40% / reading 59% proficiency, ranked #197 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($377 loan paydown + $2k appreciation (3.0% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 2.39% ✓
• Cap rate: 20.64%
• Cash-on-cash: 51.24%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $98,692
• List price: $54,500
• Delta: -44.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 56.4%
• Equity multiple: 4.15×
• Total profit: $48,082
• Equity at exit: $24,506

10-year hold

• IRR: 55.9%
• Equity multiple: 8.41×
• Total profit: $113,046
• Equity at exit: $37,766

Cash invested: $15,260 (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 15929

• Active inventory: 1
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$286
• Tax est. 1.5%: −$68 /mo · $818/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $652

Break-even live

Break-even rent $477

Max offer price $54,500

Occupancy floor 45%

Sensitivity live

Price	-10% $689	-5% $670	+0% $652	+5% $633	+10% $614
Rent	-10% $549	-5% $600	+0% $652	+5% $703	+10% $754
Rate	-1.0pp $679	-0.5pp $665	base $652	+0.5pp $637	+1.0pp $623

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   status $54,500 Pending 76 DOM
2. 2026-06-18
   days on market $54,500 Active 76 DOM
3. 2026-06-17
   days on market $54,500 Active 75 DOM
4. 2026-06-16
   days on market $54,500 Active 74 DOM
5. 2026-06-15
   days on market $54,500 Active 73 DOM
6. 2026-06-14
   days on market $54,500 Active 71 DOM
7. 2026-06-12
   days on market $54,500 Active 70 DOM
8. 2026-06-09
   days on market $54,500 Active 67 DOM
9. 2026-06-08
   days on market $54,500 Active 66 DOM
10. 2026-06-07
    days on market $54,500 Active 65 DOM
11. 2026-06-05
    days on market $54,500 Active 62 DOM
12. 2026-06-02
    days on market $54,500 Active 60 DOM
13. 2026-06-01
    days on market $54,500 Active 59 DOM
14. 2026-05-31
    days on market $54,500 Active 58 DOM
15. 2026-05-30
    days on market $54,500 Active 57 DOM
16. 2026-05-07
    price $54,500 409-char remark

    Show marketing remark (409 chars)

    Opportunity awaits for you to renovate this home to make it your own with a new roof and electric panel already completed. 4 bedroom 2 story home in Dilltown on just under 1/2 acre lot. The main level features a living room, dining area, kitchen, and half bath with possible laundry use. The second floor has the 4 bedrooms and a bathroom. Full unfinished basement. Detached 1 car garage. Covered front porch.

17. 2026-04-03
    listed $60,000 Active 409-char remark

    Show marketing remark (409 chars)

    Opportunity awaits for you to renovate this home to make it your own with a new roof and electric panel already completed. 4 bedroom 2 story home in Dilltown on just under 1/2 acre lot. The main level features a living room, dining area, kitchen, and half bath with possible laundry use. The second floor has the 4 bedrooms and a bathroom. Full unfinished basement. Detached 1 car garage. Covered front porch.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,618
• − Mortgage interest: −$3,053
• − Property taxes: −$818
• − Insurance: −$272
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$1,585
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $6,045/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 2-story home requires extensive renovations to bring it up to a fair condition, with major repairs needed to the roof, siding, flooring, interior walls, and windows. Landscaping and yard maintenance are also necessary. Updates to the exterior and interior will significantly increase its resale and rental value.

Repairs flagged

• Major roof — No visible roof in satellite image.
• Major siding — Siding appears weathered and some areas missing.
• Major flooring — Hardwood flooring appears unfinished and uneven.
• Major interior walls/paint — Painted walls show signs of wear and incomplete work.
• Major bathroom — Exposed plumbing and unfinished appearance.
• Major landscaping — Sparse and unkempt landscaping.
• Major foundation — Foundation appears uneven and incomplete.
• Major windows — Old and some frames missing or damaged.

Value-add opportunities

• Both Painting and updating exterior siding — Enhances curb appeal and value
• Both Landscaping and yard maintenance — Improves curb appeal and rental value
• Both Interior wall repairs and painting — Enhances interior appearance and value
• Both Bathroom plumbing and finishing — Improves functionality and rental value
• Both Foundation leveling and repair — Ensures structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in satellite image.	Major	$15,000–50,000
siding · Siding appears weathered and some areas missing.	Major	$15,000–50,000
flooring · Hardwood flooring appears unfinished and uneven.	Major	$15,000–50,000
interior walls/paint · Painted walls show signs of wear and incomplete work.	Major	$15,000–50,000
bathroom · Exposed plumbing and unfinished appearance.	Major	$15,000–50,000
landscaping · Sparse and unkempt landscaping.	Major	$15,000–50,000
foundation · Foundation appears uneven and incomplete.	Major	$15,000–50,000
windows · Old and some frames missing or damaged.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Painting and updating exterior siding — Enhances curb appeal and value ↑
• Both Landscaping and yard maintenance — Improves curb appeal and rental value ↑
• Both Interior wall repairs and painting — Enhances interior appearance and value ↑
• Both Bathroom plumbing and finishing — Improves functionality and rental value ↑
• Both Foundation leveling and repair — Ensures structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: United SD
• NCES district ID: 4224240
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 59% ▼ -9.00%
• Median HH income: $46,157
• Composite: 41.93/100
• National rank: #3357
• State rank: #197 of 539 in PA

Livability — Armagh

• Score: 61/100
• State rank: #1422
• US rank: #18022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 146

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Hungarian 4% Danish 2%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-9.2% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $54,500 CSMLS
• 2026-04-03 Listed $60,000 CSMLS