1331 5th Ave · Ford City, PA 16226

$75,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 2 Days on market

Built 1920 3,484 sqft lot Est $71k · 6% over

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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
• Appreciation +5.3/10.0
• ARV discount +4.8/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

Key facts

• Formal dining room
• Elegant staircase
• Brand new furnace

Tags

• BRAND NEW FURNACE
• SUN-DRENCHED LIVING ROOM
• ELEGANT STAIRCASE
• WROUGHT IRON RAILINGS
• FORMAL DINING ROOM
• SPACIOUS EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Detached garage (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Frame construction; Two stories; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: Public transportation nearby; Resale property

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two bedrooms (both on the upper level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Carpet and vinyl flooring; Basement present; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $521 ($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 76/100 on livability (#378 in PA, #3,385 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities D, 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: 12 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 $995 of equity ($519 loan paydown + $476 appreciation (0.6% 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 (0.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.83% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.93%
• DSCR: 2.47
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $70,760
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 14th St	0.04mi	2/2.0	1,259 (+8%)	8mo	$35,575	$28	73
105 Ludwig St	0.40mi	2/1.0	1,174 (+1%)	10mo	$95,000	$81	71
111 Ludwig St	0.38mi	2/1.0	1,088 (-6%)	1mo	$60,000	$55	71
1029 6th Ave	0.32mi	2/1.0	1,182 (+2%)	22mo	$56,000	$47	63
634 5th Ave	0.72mi	2/1.0	1,152 (-1%)	11mo	$106,000	$92	56
1231 6th Ave	0.12mi	2/2.0	1,298 (+12%)	23mo	$37,000	$29	52
101 Ludwig St	0.41mi	2/1.5	1,088 (-6%)	22mo	$80,650	$74	50
338 Meadow St	0.67mi	3/1.0 (+1)	1,184 (+2%)	13mo	$239,000	$202	50
724 7th Ave	0.65mi	2/1.0	1,072 (-8%)	16mo	$30,000	$28	43
737 5th Ave	0.61mi	3/1.0 (+1)	1,238 (+7%)	22mo	$75,000	$61	37
636 5th Ave	0.72mi	3/1.0 (+1)	1,314 (+13%)	9mo	$117,000	$89	32

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

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.59×
• Total profit: $33,290
• Equity at exit: $24,188

10-year hold

• IRR: 34.3%
• Equity multiple: 5.02×
• Total profit: $84,366
• Equity at exit: $31,076

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 16226

• Home prices YoY: 0.2%
• Active inventory: 12
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $521

Break-even live

Break-even rent $713

Max offer price $75,000

Occupancy floor 57%

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 9 events

1. 2026-05-07
   status Pending
2. 2026-05-05
   listed $75,000 Active
3. 2023-04-25
   soldstatus $55,000 Closed 819-char remark

   Show marketing remark (819 chars)

   Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

4. 2023-04-07
   status Pending 819-char remark

   Show marketing remark (819 chars)

   Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

5. 2023-03-10
   status Active 819-char remark

   Show marketing remark (819 chars)

   Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

6. 2023-02-03
   historical Contingent 819-char remark

   Show marketing remark (819 chars)

   Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

7. 2023-01-10
   price $64,900 819-char remark

   Show marketing remark (819 chars)

   Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

8. 2022-07-08
   price $69,900 819-char remark

   Show marketing remark (819 chars)

   Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

9. 2022-06-18
   listed $74,900 Active 819-char remark

   Show marketing remark (819 chars)

   Welcome home - to this well maintained, two bedroom one full bath townhouse, with BRAND NEW furnace!! Walk in to the living room, flooding with natural light, complete with staircase with wrought iron railings! Entertain in the formal dining room or host in the large eat-in kitchen! From the kitchen you can access the nice, level back yard, covered back porch and the two car detached garage, complete with newer garage doors. Upstairs you'll find the big mater bedroom, large bathroom with oversized tiled shower - complete with rolling glass doors. The second nice sized bedroom, and tons of closets space and storage, completes the second floor. The basement houses the laundry area, mechanicals and more storage. Enjoy the front covered porch for events or relaxing. Walking distance to shopping and eating!

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: +$93/yr (+$8/mo · 9.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 19 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: $16,467
• − Mortgage interest: −$4,201
• − Property taxes: −$998
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,182
• Taxable income: $5,410
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $4,951/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: 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 — Ford City

• Score: 76/100
• State rank: #378
• US rank: #3385

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: Ford City, PA
• Population (ZIP): 7,994

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% Two or more races 1% Black 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 1% · China

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: ▲ 0.63%
• Current HPI: 252.2714
• 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

+0.1% since first listed

9 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-05-05 Listed $75,000 West Penn MLS
• 2023-04-25 Sold (MLS) $55,000 West Penn MLS
• 2023-04-07 Pending — West Penn MLS
• 2023-03-10 Relisted — West Penn MLS
• 2023-02-03 Contingent — West Penn MLS
• 2023-01-10 Price Changed $64,900 West Penn MLS
• 2022-07-08 Price Changed $69,900 West Penn MLS
• 2022-06-18 Listed $74,900 West Penn MLS

Property tax history

+0.7%/yr

Latest (2024): $998 · +0.5% YoY. Source: county tax records.