107 High St · Kiskiminetas, PA 15618

$45,900

3 bd · 1.0 ba · 1,279 sqft · SingleFamily public records · 37 Days on market

Built 1912 9,583 sqft lot $36/sqft · 74% below area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice two story aluminum sided home close to river with a covered rear porch, pool w/ deck, shed, 3 bedrooms, newer kitchen, some pergo type flooring and neutral decor. Take a look at this one today.

Key facts

• Raised bed gardens
• Riverfront access
• Rear porch

Tags

• RIVERFRONT ACCESS
• RAISED BED GARDENS
• REAR PORCH

Property features AI

Exterior

• Parking: On-street parking (1 space)
• Home design: 2-story residence; Resale property
• Construction: Metal roof
• Exterior features: Lot approximately 0.22 acres (40 x 238); Vinyl siding

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Unfinished interior-entry basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $45k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Apollo-Ridge SD (rural): math 23% / reading 45% proficiency, ranked #425 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $2k of equity ($317 loan paydown + $1k appreciation (2.9% 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 (2.9% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $46k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.39% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.79%
• DSCR: 2.95
• GRM: 3.5

CMA / ARV

• ARV (median comp): $177,292
• List price: $45,900
• Delta: -74.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Water St	0.22mi	2/1.0 (-1)	1,290 (+1%)	20mo	$56,000	$43	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.74×
• Total profit: $35,230
• Equity at exit: $20,387

10-year hold

• IRR: 48.9%
• Equity multiple: 7.53×
• Total profit: $83,944
• Equity at exit: $31,225

Cash invested: $12,852 (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 15618

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $469

Break-even live

Break-even rent $503

Max offer price $45,900

Occupancy floor 52%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $45,900 Active 37 DOM
2. 2026-06-17
   days on market $45,900 Active 36 DOM
3. 2026-06-16
   days on market $45,900 Active 35 DOM
4. 2026-06-15
   days on market $45,900 Active 34 DOM
5. 2026-06-13
   days on market $45,900 Active 32 DOM
6. 2026-06-12
   pricedays on market $45,900 Active 31 DOM
7. 2026-06-09
   days on market $49,900 Active 28 DOM
8. 2026-06-08
   days on market $49,900 Active 27 DOM
9. 2026-06-08
   days on market $49,900 Active 26 DOM
10. 2026-06-07
    days on market $49,900 Active 25 DOM
11. 2026-06-04
    days on market $49,900 Active 22 DOM
12. 2026-06-02
    days on market $49,900 Active 21 DOM
13. 2026-06-01
    days on market $49,900 Active 20 DOM
14. 2026-05-31
    days on market $49,900 Active 19 DOM
15. 2026-05-12
    listed $49,900 Active 249-char remark
16. 2026-04-02
    soldstatus $12,043
17. 2026-03-02
    historical
18. 2026-01-12
    price $55,000
19. 2025-12-26
    price $65,000
20. 2025-10-27
    price $72,000
21. 2025-09-11
    price $80,000
22. 2025-08-26
    listed $92,000 Active
23. 2016-03-04
    soldstatus $5,000
24. 2012-02-14
    soldstatus $15,000

    Show marketing remark (198 chars)

    Nice two story aluminum sided home close to river with a covered rear porch, pool w/ deck, shed, 3 bedrooms, newer kitchen, some pergo type flooring and neutral decor. Take a look at this one today.

25. 2012-02-14
    price $22,165

    Show marketing remark (198 chars)

    Nice two story aluminum sided home close to river with a covered rear porch, pool w/ deck, shed, 3 bedrooms, newer kitchen, some pergo type flooring and neutral decor. Take a look at this one today.

26. 2011-07-29
    listed $15,000

    Show marketing remark (198 chars)

    Nice two story aluminum sided home close to river with a covered rear porch, pool w/ deck, shed, 3 bedrooms, newer kitchen, some pergo type flooring and neutral decor. Take a look at this one today.

27. 2006-12-08
    soldstatus $80
28. 2006-12-08
    soldstatus $80,500
29. 2006-09-26
    listed $77,500
30. 1979-12-31
    soldstatus $15,000

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,157
• − Mortgage interest: −$2,571
• − Property taxes: −$1,648
• − Insurance: −$230
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$1,335
• Taxable income: $5,268
• Est. tax owed @ 24.0%: −$1,264
• After-tax cash flow: $4,364/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: Apollo-Ridge SD
• NCES district ID: 4202550
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 45% ▼ -19.00%
• Median HH income: $43,741
• Composite: 28.83/100
• National rank: #6654
• State rank: #425 of 539 in PA

Livability — Kiskiminetas

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,388

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 (97%)
• Race & ethnicity: White 97% Black 1% Two or more races 1%
• Common ancestry: Romanian 15% Serbian 4% Polish 2%
• Foreign-born: 0%

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: ▲ 2.90%
• Current HPI: 254.6433
• 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

+206.0% since first listed

17 events — show timeline

• 2026-06-10 Price Changed $45,900 West Penn MLS
• 2026-05-12 Listed $49,900 West Penn MLS
• 2026-04-02 Sold (Public Records) $12,043 Public Records
• 2026-03-02 Delisted — West Penn MLS
• 2026-01-12 Price Changed $55,000 West Penn MLS
• 2025-12-26 Price Changed $65,000 West Penn MLS
• 2025-10-27 Price Changed $72,000 West Penn MLS
• 2025-09-11 Price Changed $80,000 West Penn MLS
• 2025-08-26 Listed $92,000 West Penn MLS
• 2016-03-04 Sold (Public Records) $5,000 Public Records
• 2012-02-14 Price Changed $22,165 West Penn MLS
• 2012-02-14 Sold (MLS) $15,000 West Penn MLS
• 2011-07-29 Listed $15,000 West Penn MLS
• 2006-12-08 Sold (Public Records) $80,500 Public Records
• 2006-12-08 Sold (MLS) $80 West Penn MLS
• 2006-09-26 Listed $77,500 West Penn MLS
• 1979-12-31 Sold (Public Records) $15,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,648 · +0.8% YoY. Source: county tax records.