1002 Donoughe St · Gallitzin, PA 16641

$65,000

2 bd · 1.0 ba · 1,090 sqft · SingleFamily · 28 Days on market

Built 1900 4,791 sqft lot Est $93k · 30% under

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +6.3/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home. Quiet neighborhood. New roof, updated wiring, new flooring and paint.

Key facts

• Off street parking
• Private backyard
• Eat in kitchen

Tags

• EAT IN KITCHEN
• PRIVATE BACKYARD
• OFF STREET PARKING

Property features AI

Finance

• Other: Property type: Residential single-family
• Financial info: Not specified
• HOA & community: None specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water
• Home design: Single-family residence; Two levels; Residential zoning
• Construction: Vinyl siding
• Exterior features: Shingle roof; Lot is sloped; Frontage approximately 50 x 100

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Not specified
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Eat-in kitchen; Insulated windows; Basement
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#947 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• Penn Cambria SD (town): math 29% / reading 57% proficiency, ranked #304 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.5% 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 (2.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $65k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.07%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $92,650
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Grant St	0.15mi	3/1.0 (+1)	1,172 (+8%)	2mo	$97,000	$83	74
219 Sanker St	0.05mi	3/2.0 (+1)	1,146 (+5%)	15mo	$25,000	$22	68
915 Wilson Street St	0.35mi	2/1.0	1,078 (-1%)	21mo	$92,000	$85	65
502 Church St	0.37mi	3/1.5 (+1)	1,140 (+5%)	7mo	$114,000	$100	63
919 N Main St	0.21mi	3/2.5 (+1)	1,100 (+1%)	21mo	$189,000	$172	61
544 Pershing St	0.33mi	2/1.0	1,172 (+8%)	14mo	$36,000	$31	60
123 Forest St	0.19mi	2/1.0	952 (-13%)	13mo	$15,000	$16	59
401 Grant St	0.23mi	3/2.0 (+1)	960 (-12%)	9mo	$90,000	$94	53
308 Maxwell St	0.55mi	3/1.5 (+1)	1,050 (-4%)	11mo	$150,000	$143	52
908 Hemlock St	0.31mi	2/1.0	1,200 (+10%)	22mo	$25,000	$21	50

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

Projected returns pro-forma

2.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.41×
• Total profit: $25,624
• Equity at exit: $27,547

10-year hold

• IRR: 26.6%
• Equity multiple: 4.63×
• Total profit: $66,046
• Equity at exit: $41,191

Cash invested: $18,200 (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 16641

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $304

Break-even live

Break-even rent $515

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $341	-5% $323	+0% $304	+5% $286	+10% $268
Rent	-10% $233	-5% $269	+0% $304	+5% $340	+10% $375
Rate	-1.0pp $337	-0.5pp $321	base $304	+0.5pp $288	+1.0pp $270

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Forest St Gallitzin, PA	3.0	2.0	1456	$900	$0.62	45d	1	0.23mi

Listing history 21 events

1. 2026-06-19
   days on market $65,000 Active 28 DOM
2. 2026-06-18
   days on market $65,000 Active 27 DOM
3. 2026-06-17
   days on market $65,000 Active 26 DOM
4. 2026-06-16
   days on market $65,000 Active 25 DOM
5. 2026-06-15
   days on market $65,000 Active 24 DOM
6. 2026-06-14
   days on market $65,000 Active 22 DOM
7. 2026-06-13
   days on market $65,000 Active 21 DOM
8. 2026-06-10
   days on market $65,000 Active 19 DOM
9. 2026-06-09
   days on market $65,000 Active 18 DOM
10. 2026-06-08
    days on market $65,000 Active 17 DOM
11. 2026-06-07
    pricedays on market $65,000 Active 16 DOM
12. 2026-06-03
    days on market $70,700 Active 12 DOM
13. 2026-06-02
    days on market $70,700 Active 11 DOM
14. 2026-06-01
    days on market $70,700 Active 10 DOM
15. 2026-05-31
    days on market $70,700 Active 9 DOM
16. 2026-05-30
    days on market $70,700 Active 8 DOM
17. 2026-05-21
    listed $70,700 Active
18. 2011-03-29
    soldstatus $36,500 89-char remark

    Show marketing remark (89 chars)

    Great starter home. Quiet neighborhood. New roof, updated wiring, new flooring and paint.

19. 2011-03-29
    soldstatus $36,500

    Show marketing remark (89 chars)

    Great starter home. Quiet neighborhood. New roof, updated wiring, new flooring and paint.

20. 2010-12-10
    listed $41,500 89-char remark

    Show marketing remark (89 chars)

    Great starter home. Quiet neighborhood. New roof, updated wiring, new flooring and paint.

21. 1999-06-16
    soldstatus $10,000

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$281/yr (+$23/mo · 60.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $10,800
• − Mortgage interest: −$3,641
• − Property taxes: −$464
• − Insurance: −$325
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,891
• Taxable income: $2,751
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $2,992/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: Penn Cambria SD
• NCES district ID: 4213770
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,952
• Composite: 36.48/100
• National rank: #4657
• State rank: #304 of 539 in PA

Livability — Gallitzin

• Score: 67/100
• State rank: #947
• US rank: #10379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gallitzin, PA
• Population (ZIP): 2,444

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

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: ▲ 2.54%
• Current HPI: 82.0381
• 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

+607.0% since first listed

5 events — show timeline

• 2026-05-21 Listed $70,700 AHARMLS
• 2011-03-29 Sold (Public Records) $36,500 Public Records
• 2011-03-29 Sold (MLS) $36,500 AHARMLS
• 2010-12-10 Listed $41,500 AHARMLS
• 1999-06-16 Sold (Public Records) $10,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $464 · +3.1% YoY. Source: county tax records.