142 Cumberland Vlg · Cumberland, PA 15320

$72,000

3 bd · 1.5 ba · 1,450 sqft · SingleFamily · 66 Days on market

Built 1944 Fair condition 4,560 sqft lot $50/sqft · 59% 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 +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Single level home on a corner lot with off street parking. This home has 3 bedrooms, 1 1/2 baths, dining room, living room, and a covered back porch. Plenty of room for storage in the full basement.

Key facts

• Off street parking
• Full basement
• Corner lot

Tags

• CORNER LOT
• OFF STREET PARKING
• COVERED BACK PORCH
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% 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.
• Carmichaels Area SD (rural): math 17% / reading 36% proficiency, ranked #465 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($498 loan paydown + $2k appreciation (3.4% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.68%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $177,412
• List price: $72,000
• Delta: -59.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 E George St	0.14mi	3/2.0	1,568 (+8%)	7mo	$172,000	$110	72
28 Single St	0.19mi	3/1.5	1,346 (-7%)	14mo	$125,000	$93	68
222 S Pine St	0.26mi	2/2.0 (-1)	1,405 (-3%)	19mo	$205,000	$146	60
409 Old Town Rd	0.51mi	3/2.5	1,500 (+3%)	11mo	$150,000	$100	57
304 Baily Ave	0.55mi	4/2.0 (+1)	1,436 (-1%)	10mo	$175,000	$122	57
102 Nemacolin Rd	0.72mi	3/2.5	1,581 (+9%)	2mo	$200,000	$127	46
310 Baily Ave	0.56mi	2/2.5 (-1)	1,620 (+12%)	22mo	$213,900	$132	27

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

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.71×
• Total profit: $34,552
• Equity at exit: $34,076

10-year hold

• IRR: 29.7%
• Equity multiple: 5.32×
• Total profit: $87,087
• Equity at exit: $53,877

Cash invested: $20,160 (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 15320

• Home prices YoY: 2.2%
• Active inventory: 20
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $381

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 61%

Sensitivity live

Price	-10% $431	-5% $406	+0% $381	+5% $356	+10% $331
Rent	-10% $293	-5% $337	+0% $381	+5% $425	+10% $469
Rate	-1.0pp $417	-0.5pp $399	base $381	+0.5pp $362	+1.0pp $343

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $72,000 Active 66 DOM
2. 2026-06-18
   days on market $72,000 Active 64 DOM
3. 2026-06-17
   days on market $72,000 Active 63 DOM
4. 2026-06-16
   days on market $72,000 Active 62 DOM
5. 2026-06-15
   days on market $72,000 Active 61 DOM
6. 2026-06-13
   days on market $72,000 Active 59 DOM
7. 2026-06-12
   days on market $72,000 Active 58 DOM
8. 2026-06-09
   days on market $72,000 Active 55 DOM
9. 2026-06-08
   days on market $72,000 Active 54 DOM
10. 2026-06-08
    days on market $72,000 Active 53 DOM
11. 2026-06-05
    days on market $72,000 Active 51 DOM
12. 2026-06-04
    days on market $72,000 Active 49 DOM
13. 2026-06-02
    days on market $72,000 Active 48 DOM
14. 2026-06-01
    days on market $72,000 Active 47 DOM
15. 2026-05-31
    days on market $72,000 Active 46 DOM
16. 2026-04-13
    listed $72,000 Active 198-char remark

    Show marketing remark (198 chars)

    Single level home on a corner lot with off street parking. This home has 3 bedrooms, 1 1/2 baths, dining room, living room, and a covered back porch. Plenty of room for storage in the full basement.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,345
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,095
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $3,697/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.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to update the kitchen, bathrooms, and exterior. Upgrades will significantly enhance its resale and rental value.

Repairs flagged

• Major Kitchen countertops and cabinets — The countertops and cabinets are visibly worn and need replacement.
• Major Bathroom fixtures — The bathroom fixtures are outdated and need to be replaced.
• Major Flooring — The flooring is worn and may need replacement.
• Major Exterior siding and paint — The exterior siding and paint are worn and need repainting or replacement.
• Major Windows — The windows are old and may need replacement.

Value-add opportunities

• Resale Update kitchen with new countertops and cabinets — A modern kitchen will attract more buyers and increase the home's value.
• Resale Replace outdated bathroom fixtures — Modern bathrooms will appeal to more buyers and increase the home's value.
• Resale Replace worn-out flooring — New flooring will improve the home's appearance and increase its value.
• Both Paint exterior siding and paint interior walls — Fresh paint will improve the home's curb appeal and interior appearance, benefiting both resale and rental value.
• Resale Replace old windows — New windows will improve energy efficiency and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops and cabinets · The countertops and cabinets are visibly worn and need replacement.	Major	$15,000–50,000
Bathroom fixtures · The bathroom fixtures are outdated and need to be replaced.	Major	$15,000–50,000
Flooring · The flooring is worn and may need replacement.	Major	$15,000–50,000
Exterior siding and paint · The exterior siding and paint are worn and need repainting or replacement.	Major	$15,000–50,000
Windows · The windows are old and may need replacement.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Update kitchen with new countertops and cabinets — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Replace outdated bathroom fixtures — Modern bathrooms will appeal to more buyers and increase the home's value. ↑
• Resale Replace worn-out flooring — New flooring will improve the home's appearance and increase its value. ↑
• Both Paint exterior siding and paint interior walls — Fresh paint will improve the home's curb appeal and interior appearance, benefiting both resale and rental value. ↑
• Resale Replace old windows — New windows will improve energy efficiency and increase the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carmichaels Area SD
• NCES district ID: 4205070
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 36% ▼ -20.00%
• Median HH income: $39,060
• Composite: 22.18/100
• National rank: #8164
• State rank: #465 of 539 in PA

Livability — Cumberland

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

Census & demographics

• Census place: Fairdale, PA
• Population (ZIP): 4,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 157.0795
• 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

1 event — show timeline

• 2026-04-13 Listed $72,000 West Penn MLS