415 Woodland Ave · Emporium, PA 15834

$67,500

3 bd · 2.5 ba · 1,728 sqft · Other · 62 Days on market

Built 1920 0.41 ac lot $39/sqft · 25% below area Est $90k · 25% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 2-story home featuring 3+ bedrooms and 2.5 baths on a . 41-acre lot close to schools. Large living room with a bay window and plenty of windows throughout let in the natural light. Abundant storage and (4) extra rooms for a home office, hobby room or for whatever your needs may be. Full walk-out basement, carport and large backyard. Plenty of space inside and out! Property is being sold in AS-IS condition. Some water lines need repaired/replaced. Unknown if heating system is operational.

Key facts

• 0.41 acre lot
• Parking
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#481 in PA, #4,450 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Cameron County SD (town): math 36% / reading 61% proficiency, ranked #231 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $367 of equity ($467 loan paydown + $-100 appreciation (-0.1% local appreciation)).
• Cameron County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; 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 $63,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.52%
• DSCR: 1.74
• GRM: 5.5

CMA / ARV

• ARV (median comp): $89,973
• List price: $67,500
• Delta: -24.98%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.57×
• Total profit: $10,689
• Equity at exit: $19,103

10-year hold

• IRR: 16.9%
• Equity multiple: 2.84×
• Total profit: $34,812
• Equity at exit: $22,569

Cash invested: $18,900 (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 15834

• Home prices YoY: -0.2%
• Active inventory: 16
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$28
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $205

Break-even live

Break-even rent $755

Max offer price $67,500

Occupancy floor 75%

Sensitivity live

Price	-10% $243	-5% $224	+0% $205	+5% $186	+10% $166
Rent	-10% $125	-5% $165	+0% $205	+5% $245	+10% $285
Rate	-1.0pp $239	-0.5pp $222	base $205	+0.5pp $187	+1.0pp $169

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $67,500 Active 62 DOM
2. 2026-06-21
   days on market $67,500 Active 61 DOM
3. 2026-06-18
   days on market $67,500 Active 59 DOM
4. 2026-06-17
   days on market $67,500 Active 58 DOM
5. 2026-06-16
   days on market $67,500 Active 57 DOM
6. 2026-06-15
   days on market $67,500 Active 56 DOM
7. 2026-06-13
   days on market $67,500 Active 54 DOM
8. 2026-06-12
   days on market $67,500 Active 53 DOM
9. 2026-06-09
   days on market $67,500 Active 50 DOM
10. 2026-06-08
    days on market $67,500 Active 49 DOM
11. 2026-06-08
    days on market $67,500 Active 48 DOM
12. 2026-06-07
    pricedays on market $67,500 Active 47 DOM
13. 2026-06-04
    days on market $76,500 Active 44 DOM
14. 2026-06-02
    days on market $76,500 Active 43 DOM
15. 2026-06-01
    days on market $76,500 Active 42 DOM
16. 2026-05-31
    days on market $76,500 Active 41 DOM
17. 2026-04-18
    listed $85,000 Active 501-char remark

    Show marketing remark (501 chars)

    Spacious 2-story home featuring 3+ bedrooms and 2.5 baths on a . 41-acre lot close to schools. Large living room with a bay window and plenty of windows throughout let in the natural light. Abundant storage and (4) extra rooms for a home office, hobby room or for whatever your needs may be. Full walk-out basement, carport and large backyard. Plenty of space inside and out! Property is being sold in AS-IS condition. Some water lines need repaired/replaced. Unknown if heating system is operational.

18. 2026-04-14
    listed $85,000 Active 501-char remark

    Show marketing remark (501 chars)

    Spacious 2-story home featuring 3+ bedrooms and 2.5 baths on a . 41-acre lot close to schools. Large living room with a bay window and plenty of windows throughout let in the natural light. Abundant storage and (4) extra rooms for a home office, hobby room or for whatever your needs may be. Full walk-out basement, carport and large backyard. Plenty of space inside and out! Property is being sold in AS-IS condition. Some water lines need repaired/replaced. Unknown if heating system is operational.

19. 2026-04-14
    listed $85,000 Active

    Show marketing remark (501 chars)

    Spacious 2-story home featuring 3+ bedrooms and 2.5 baths on a . 41-acre lot close to schools. Large living room with a bay window and plenty of windows throughout let in the natural light. Abundant storage and (4) extra rooms for a home office, hobby room or for whatever your needs may be. Full walk-out basement, carport and large backyard. Plenty of space inside and out! Property is being sold in AS-IS condition. Some water lines need repaired/replaced. Unknown if heating system is operational.

20. 2021-02-12
    soldstatus $89,500
21. 2020-08-05
    soldstatus $12,500

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $1,906 · $159/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,169
• − Mortgage interest: −$3,781
• − Property taxes: −$1,906
• − Insurance: −$1,004
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,964
• Taxable income: $1,568
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,080/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: Cameron County SD
• NCES district ID: 4204830
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $40,115
• Composite: 40.49/100
• National rank: #3714
• State rank: #231 of 539 in PA

Livability — Emporium

• Score: 74/100
• State rank: #481
• US rank: #4450

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: Emporium, PA
• Population (ZIP): 4,086

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 4,072 people
• By 2030: 3,706 · -9.0%
• By 2040: 3,010 · -26.1%
• By 2050: 2,443 · -40.0%
• By 2075: 1,663 · -59.2%
• By 2100: 1,296 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cameron

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -19.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.7 2016: R+50.7 2012: R+29.8 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.15%
• Current HPI: 77.9153
• 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

+580.0% since first listed

5 events — show timeline

• 2026-04-18 Listed $85,000 ECBR
• 2026-04-14 Listed $85,000 UNYREIS
• 2026-04-14 Listed $85,000 NMPA
• 2021-02-12 Sold (Public Records) $89,500 Public Records
• 2020-08-05 Sold (Public Records) $12,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,906 · +0.0% YoY. Source: county tax records.