943 Johnston Ave #2 · Kittanning, PA 16201

$100,000

4 bd · 1.0 ba · 1,508 sqft · SingleFamily · 93 Days on market

Built 1950 Fair condition 1,350 sqft lot $66/sqft · 16% below area Est $119k · 16% under

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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 +28.4/30.0
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Two-story 4-bedroom, 1-bath home in Kittanning currently used as a rental property. This spacious home offers a practical layout with multiple bedrooms that make it attractive for tenants. The durable metal roof adds long-term value and helps minimize future maintenance costs. Whether you’re looking to expand your rental portfolio or purchase a property with income potential, this home presents a solid investment opportunity in the Kittanning area.

Key facts

• Metal roof
• Rental property
• Income potential

Tags

• METAL ROOF
• RENTAL PROPERTY
• INCOME POTENTIAL
• SOLID INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 1950 — 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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $118,780
• List price: $100,000
• Delta: -15.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
935 Orr Ave	0.11mi	3/1.0 (-1)	1,408 (-7%)	8mo	$96,000	$68	72
715 Woodward Ave	0.21mi	3/1.5 (-1)	1,423 (-6%)	14mo	$165,000	$116	62
414 North Ave	0.28mi	3/1.0 (-1)	1,671 (+11%)	2mo	$129,000	$77	62
410 North Ave	0.29mi	3/1.0 (-1)	1,488 (-1%)	23mo	$129,900	$87	61
305 Chestnut St	0.34mi	4/2.0	1,600 (+6%)	11mo	$55,000	$34	60
553 Hawthorne Ave	0.36mi	3/1.0 (-1)	1,613 (+7%)	18mo	$80,000	$50	52
1422 N Grant Ave	0.58mi	3/2.0 (-1)	1,305 (-14%)	18mo	$95,000	$73	26

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: 34.5%
• Equity multiple: 3.68×
• Total profit: $75,039
• Equity at exit: $90,088

10-year hold

• IRR: 29.7%
• Equity multiple: 8.32×
• Total profit: $204,850
• Equity at exit: $194,278

Cash invested: $28,000 (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 16201

• Home prices YoY: 10.0%
• Active inventory: 31
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $323

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 93 DOM
2. 2026-06-17
   days on market $100,000 Active 92 DOM
3. 2026-06-16
   days on market $100,000 Active 91 DOM
4. 2026-06-15
   days on market $100,000 Active 90 DOM
5. 2026-06-13
   days on market $100,000 Active 88 DOM
6. 2026-06-12
   days on market $100,000 Active 87 DOM
7. 2026-06-09
   days on market $100,000 Active 84 DOM
8. 2026-06-08
   days on market $100,000 Active 83 DOM
9. 2026-06-08
   days on market $100,000 Active 82 DOM
10. 2026-06-07
    days on market $100,000 Active 81 DOM
11. 2026-06-04
    days on market $100,000 Active 78 DOM
12. 2026-06-02
    days on market $100,000 Active 77 DOM
13. 2026-06-01
    days on market $100,000 Active 76 DOM
14. 2026-05-31
    days on market $100,000 Active 75 DOM
15. 2026-03-17
    listed $100,000 Active 458-char remark

    Show marketing remark (458 chars)

    Two-story 4-bedroom, 1-bath home in Kittanning currently used as a rental property. This spacious home offers a practical layout with multiple bedrooms that make it attractive for tenants. The durable metal roof adds long-term value and helps minimize future maintenance costs. Whether you’re looking to expand your rental portfolio or purchase a property with income potential, this home presents a solid investment opportunity in the Kittanning area.

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $15,400
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,909
• Taxable income: $2,425
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,291/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 · 2 photos

Fair 45/100 Moderate rehab

This two-story home in Kittanning requires moderate repairs and maintenance, including painting the exterior, trimming the landscaping, and replacing the roof. These updates will significantly improve its curb appeal and overall condition, making it a solid investment opportunity.

Repairs flagged

• Major roof — Signs of wear and potential leaks are visible.
• Moderate exterior siding — The siding shows some discoloration and wear.
• Moderate exterior paint — The paint appears faded and needs repainting.
• Minor landscaping — The landscaping is overgrown and could benefit from trimming and planting new shrubs.
• Minor fencing — The fencing is aged and could benefit from a fresh coat of paint or staining.

Value-add opportunities

• Both painting the exterior — Fresh paint will improve the curb appeal and make the home look more inviting.
• Both trimming the landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value.
• Both replacing the roof — A new roof will address potential leaks and reduce future maintenance costs, improving the home's overall condition and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks are visible.	Major	$15,000–50,000
exterior siding · The siding shows some discoloration and wear.	Moderate	$3,000–15,000
exterior paint · The paint appears faded and needs repainting.	Moderate	$3,000–15,000
landscaping · The landscaping is overgrown and could benefit from trimming and planting new shrubs.	Minor	$500–3,000
fencing · The fencing is aged and could benefit from a fresh coat of paint or staining.	Minor	$500–3,000
Total estimated repair cost · 5 items		$22,000–86,000

Value-add ROI direction

• Both painting the exterior — Fresh paint will improve the curb appeal and make the home look more inviting. ↑
• Both trimming the landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value. ↑
• Both replacing the roof — A new roof will address potential leaks and reduce future maintenance costs, improving the home's overall condition 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: 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

• 2026-03-17 Listed $100,000 West Penn MLS