324 Lake St · South Fork, PA 15956

$55,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily · 30 Days on market

2,178 sqft lot Est $65k · 14% 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 +30.0/30.0
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

LET'S GET MOVING. .. this renovated 3 bedroom home in South Fork Boro provides many of the features that today's buyers expect. Among the home's many updates in 2022 are new metal roof, new windows with transferrable life time warranty, new vinyl siding, new furnace, new front porch, new kitchen, and new bathroom. You will appreciate the spacious living room with laminate floor and guest closet. The eat-in kitchen features wood ceilings, laminate floor, and access to the rear deck. The main floor bath has pedestal sink, tub/shower, and commode. Upstairs are 3 bedrooms with WW carpet. The unfinished basement provides laundry hook-ups and storage. Gas forced air heat, 100 amp electrical, cov

Key facts

• New metal roof
• New furnace
• New kitchen

Tags

• NEW METAL ROOF
• NEW WINDOWS
• NEW VINYL SIDING
• NEW FURNACE
• NEW FRONT PORCH
• NEW KITCHEN

Property features AI

Finance

• Other: Property listed by RE/MAX TEAM, REALTORS

Exterior

• Parking: Off-street parking (rear)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Residential single-family home; Two stories
• Construction: Vinyl siding; Metal roof; Built as two-level structure
• Exterior features: Covered porch; Deck; Patio; Rectangular lot; Publicly maintained road; City street frontage

Interior

• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Eat-in kitchen; Double pane windows; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,644 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, amenities F, commute F.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forest Hills El Sch (math 43% / reading 55%, grade D, #712 of 1,518 statewide, top 47%, 957 students, 43% FRL); Forest Hills Jshs (math 37% / reading 30%, grade F, #323 of 437 statewide, top 74%, 775 students, 30% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 8 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($386 loan paydown + $691 appreciation (1.2% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $56k implies a 521% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,061 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.99% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.28%
• DSCR: 2.79
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $64,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Memory Ln	0.44mi	2/1.0 (-1)	1,050 (-8%)	9mo	$60,000	$57	54

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

Projected returns pro-forma

1.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.02×
• Total profit: $31,642
• Equity at exit: $19,771

10-year hold

• IRR: 40.7%
• Equity multiple: 5.95×
• Total profit: $77,504
• Equity at exit: $26,813

Cash invested: $15,652 (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 15956

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$293
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $470

Break-even live

Break-even rent $516

Max offer price $55,900

Occupancy floor 53%

Sensitivity live

Price	-10% $501	-5% $486	+0% $470	+5% $454	+10% $438
Rent	-10% $382	-5% $426	+0% $470	+5% $514	+10% $558
Rate	-1.0pp $498	-0.5pp $484	base $470	+0.5pp $455	+1.0pp $441

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   price $55,900
3. 2026-04-14
   price $59,900
4. 2026-04-01
   listed $74,900 Active
5. 1981-06-01
   soldstatus $9,000

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$227/yr (+$19/mo · 52.9%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 20 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: $13,329
• − Mortgage interest: −$3,131
• − Property taxes: −$429
• − Insurance: −$946
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$1,626
• Taxable income: $5,064
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $4,422/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: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 of 539 in PA

Livability — South Fork

• Score: 56/100
• State rank: #1644
• US rank: #22758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Fork, PA
• Population (ZIP): 2,464

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Iranian 6% Polish 2%
• Foreign-born: 0%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.24%
• Current HPI: 65.5057
• 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

+521.1% since first listed

5 events — show timeline

• 2026-05-01 Pending — CSMLS
• 2026-04-22 Price Changed $55,900 CSMLS
• 2026-04-14 Price Changed $59,900 CSMLS
• 2026-04-01 Listed $74,900 CSMLS
• 1981-06-01 Sold (Public Records) $9,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $429 · +2.7% YoY. Source: county tax records.