137 Boyd St · Reade, PA 16619

$19,400

4 bd · 1.0 ba · 2,016 sqft · Other · 236 Days on market

Built 1948 0.27 ac lot $10/sqft · 82% below area ↓ 51% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Blandburg vinyl 2 story is perfect for investors or handypersons. Large living room, formal dining room, full bath and 4 nicely sized bedrooms (1 is captive). Was at one time a double house, but set up currently as single family - could easily be converted back to double house.

Key facts

• Formal dining room
• Large living room
• Full bath

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• FULL BATH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $19k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Glendale SD (rural): math 39% / reading 62% proficiency, ranked #195 of 539 in PA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glendale El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 320 students, 100% FRL); Glendale Jshs (math 37% / reading 62%, grade D, #138 of 437 statewide, top 34%, 340 students, 91% FRL) — zoned schools average 95% FRL vs 44% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 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 $716 of equity ($134 loan paydown + $582 appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.81% ✓
• Cap rate: 61.12%
• Cash-on-cash: 195.83%
• DSCR: 9.71
• GRM: 1.2

CMA / ARV

• ARV (median comp): $110,482
• List price: $19,400
• Delta: -82.44%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.83×
• Total profit: $58,829
• Equity at exit: $8,723

10-year hold

• IRR: —
• Equity multiple: 25.00×
• Total profit: $130,353
• Equity at exit: $13,443

Cash invested: $5,432 (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 16619

• Active inventory: 6
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$102
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $886

Break-even live

Break-even rent $200

Max offer price $19,400

Occupancy floor 28%

Sensitivity live

Price	-10% $897	-5% $892	+0% $886	+5% $881	+10% $875
Rent	-10% $782	-5% $834	+0% $886	+5% $939	+10% $991
Rate	-1.0pp $896	-0.5pp $891	base $886	+0.5pp $881	+1.0pp $876

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: $4,850
• Closing costs: $582
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   days on market $19,400 Active 236 DOM
2. 2026-06-15
   days on market $19,400 Active 235 DOM
3. 2026-06-14
   days on market $19,400 Active 233 DOM
4. 2026-06-13
   days on market $19,400 Active 232 DOM
5. 2026-06-10
   days on market $19,400 Active 230 DOM
6. 2026-06-09
   days on market $19,400 Active 229 DOM
7. 2026-06-08
   days on market $19,400 Active 228 DOM
8. 2026-06-07
   days on market $19,400 Active 227 DOM
9. 2026-06-02
   days on market $19,400 Active 222 DOM
10. 2026-06-01
    days on market $19,400 Active 221 DOM
11. 2026-05-31
    days on market $19,400 Active 220 DOM
12. 2026-05-30
    days on market $19,400 Active 219 DOM
13. 2026-04-15
    price $19,400 278-char remark

    Show marketing remark (278 chars)

    Blandburg vinyl 2 story is perfect for investors or handypersons. Large living room, formal dining room, full bath and 4 nicely sized bedrooms (1 is captive). Was at one time a double house, but set up currently as single family - could easily be converted back to double house.

14. 2026-02-10
    price $19,900 278-char remark

    Show marketing remark (278 chars)

    Blandburg vinyl 2 story is perfect for investors or handypersons. Large living room, formal dining room, full bath and 4 nicely sized bedrooms (1 is captive). Was at one time a double house, but set up currently as single family - could easily be converted back to double house.

15. 2026-01-09
    price $29,000 278-char remark

    Show marketing remark (278 chars)

    Blandburg vinyl 2 story is perfect for investors or handypersons. Large living room, formal dining room, full bath and 4 nicely sized bedrooms (1 is captive). Was at one time a double house, but set up currently as single family - could easily be converted back to double house.

16. 2025-11-14
    price $34,900 278-char remark

    Show marketing remark (278 chars)

    Blandburg vinyl 2 story is perfect for investors or handypersons. Large living room, formal dining room, full bath and 4 nicely sized bedrooms (1 is captive). Was at one time a double house, but set up currently as single family - could easily be converted back to double house.

17. 2025-10-23
    listed $39,900 Active 278-char remark

    Show marketing remark (278 chars)

    Blandburg vinyl 2 story is perfect for investors or handypersons. Large living room, formal dining room, full bath and 4 nicely sized bedrooms (1 is captive). Was at one time a double house, but set up currently as single family - could easily be converted back to double house.

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 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: $15,859
• − Mortgage interest: −$1,087
• − Property taxes: −$574
• − Insurance: −$97
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$564
• Taxable income: $11,000
• Est. tax owed @ 24.0%: −$2,640
• After-tax cash flow: $7,997/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: Glendale SD
• NCES district ID: 4210830
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,869
• Composite: 41.95/100
• National rank: #3350
• State rank: #195 of 539 in PA

Livability — Reade

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

Census & demographics

• Census place: Blandburg, PA
• Population (ZIP): 315

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 4% Black 3%
• Common ancestry: Subsaharan African 3% Romanian 2% Polish 1%
• Languages at home: 99% English-only · Other Indo-European 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: —
• Current HPI: —
• 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

-51.4% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $19,400 AHARMLS
• 2026-02-10 Price Changed $19,900 AHARMLS
• 2026-01-09 Price Changed $29,000 AHARMLS
• 2025-11-14 Price Changed $34,900 AHARMLS
• 2025-10-23 Listed $39,900 AHARMLS

Property tax history

+2.1%/yr

Latest (2026): $574 · +4.3% YoY. Source: county tax records.