469 Girard St · Elim, PA 15905

$129,500

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 10 Days on market

Built 1962 0.40 ac lot $81/sqft · 16% below area Est $154k · 16% under

---

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).

• ARV discount +14.5/15.0
• Cash flow +10.6/30.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked at the quiet end of Girard Street in the desirable Upper Yoder neighborhood, this classic home offers a rare combination of privacy, scenic views, and everyday convenience. Adjacent to Berkeley Hills Golf Course and positioned above the valley, the property captures sweeping views overlooking Conemaugh Township and Riverside from the rear of the home. The setting alone makes this property stand out, while the generously sized lot feels larger than many others in this established neighborhood. The main level features three comfortable bedrooms, a full bath, and a traditional layout that includes a bright living room, dining area, and kitchen with convenient access to both the front entry and side entrance. One of the bedrooms opens directly onto the rear deck, creating a perfect spot to enjoy morning coffee while taking in the valley views. Hardwood flooring is believed to be present beneath much of the existing carpet, offering an excellent opportunity to restore original character and warmth. The lower level expands the living space with a finished family room centered around a fireplace, an additional full bathroom, laundry area, and generous storage space. This flexible level provides excellent potential for recreation space, guest accommodations, or a comfortable secondary living area. Located just minutes from shopping, medical facilities, schools, and major routes, the home combines neighborhood charm with accessibility. School bus pickup at the end of the driveway adds an extra layer of convenience for families. This once bustling family home is ready for its next chapter. With a little TLC, it presents a wonderful opportunity to build equity and transform the property into one of the standout homes on the block in the sought after Upper Yoder neighborhood. Conveniently located just minutes from Grocery stores, shopping and Conemaugh Memorial Medical Center

Key facts

• Generously sized lot
• Sweeping views
• Finished family room

Tags

• UPPER YODER NEIGHBORHOOD
• BERKELEY HILLS GOLF COURSE
• SWEEPING VIEWS
• GENEROUSLY SIZED LOT
• REAR DECK
• FINISHED FAMILY ROOM

Property features AI

Exterior

• Parking: Covered off-street parking; 4 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Kitchen: Dishwasher; Stove; Some electric appliances
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas hot water heating
• Interior features: Finished walk-out basement; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-65 ($-776/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.5% below list).
• Recommended offer: $113k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#992 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Westmont Hilltop SD (suburban): math 39% / reading 51% proficiency, ranked #252 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westmont Hilltop El Sch (math 37% / reading 49%, grade F, #873 of 1,518 statewide, top 58%, 739 students, 47% FRL); Westmont Hilltop Jshs (math 42% / reading 57%, grade D, #138 of 437 statewide, top 34%, 725 students, 38% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 93 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $113,358 (12.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.88% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (median comp): $153,507
• List price: $129,500
• Delta: -15.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
469 Girard St	0.00mi	3/2.0	1,600 (0%)	0mo	$110,000	$69	100
115 Nice Ave	0.28mi	3/1.5	1,590 (-1%)	13mo	$155,000	$97	73
110 Alberta Ave	0.70mi	3/2.0	1,545 (-3%)	1mo	$215,000	$139	61
116 Warren St	0.60mi	3/2.0	1,580 (-1%)	11mo	$138,900	$88	61
288 Glessner Rd	0.53mi	3/2.0	1,470 (-8%)	3mo	$149,900	$102	59
565 Margaret Ave	0.51mi	3/1.5	1,560 (-2%)	16mo	$130,000	$83	57
1520 Ferndale Ave	0.69mi	3/1.0	1,520 (-5%)	4mo	$70,000	$46	52
105 Royal Ave	0.59mi	3/2.0	1,405 (-12%)	8mo	$165,000	$117	46
125 Lindberg Ave	0.69mi	3/1.5	1,559 (-3%)	20mo	$167,500	$107	45
404 S Clearfield St	0.33mi	2/2.0 (-1)	1,401 (-12%)	22mo	$152,500	$109	40
130 Alberta Ave	0.66mi	3/2.0	1,832 (+14%)	8mo	$165,000	$90	39
105 Lindberg Ave	0.73mi	3/1.5	1,500 (-6%)	20mo	$167,500	$112	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-25,048
• Equity at exit: $19,309

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-26,884
• Equity at exit: $11,197

Cash invested: $36,260 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 93
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$679
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-65

Break-even live

Break-even rent $1,215

Max offer price $118,072

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-28	+0% $-65	+5% $-101	+10% $-138
Rent	-10% $-154	-5% $-109	+0% $-65	+5% $-20	+10% $25
Rate	-1.0pp $1	-0.5pp $-32	base $-65	+0.5pp $-98	+1.0pp $-132

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	45d	1	0.93mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	45d	1	1.10mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	45d	1	1.16mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	45d	1	1.17mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	16d	1	1.36mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	9d	1	1.36mi

Listing history 3 events

1. 2026-04-28
   listed $129,500 Active

   Show marketing remark (1903 chars)

   Tucked at the quiet end of Girard Street in the desirable Upper Yoder neighborhood, this classic home offers a rare combination of privacy, scenic views, and everyday convenience. Adjacent to Berkeley Hills Golf Course and positioned above the valley, the property captures sweeping views overlooking Conemaugh Township and Riverside from the rear of the home. The setting alone makes this property stand out, while the generously sized lot feels larger than many others in this established neighborhood. The main level features three comfortable bedrooms, a full bath, and a traditional layout that includes a bright living room, dining area, and kitchen with convenient access to both the front entry and side entrance. One of the bedrooms opens directly onto the rear deck, creating a perfect spot to enjoy morning coffee while taking in the valley views. Hardwood flooring is believed to be present beneath much of the existing carpet, offering an excellent opportunity to restore original character and warmth. The lower level expands the living space with a finished family room centered around a fireplace, an additional full bathroom, laundry area, and generous storage space. This flexible level provides excellent potential for recreation space, guest accommodations, or a comfortable secondary living area. Located just minutes from shopping, medical facilities, schools, and major routes, the home combines neighborhood charm with accessibility. School bus pickup at the end of the driveway adds an extra layer of convenience for families. This once bustling family home is ready for its next chapter. With a little TLC, it presents a wonderful opportunity to build equity and transform the property into one of the standout homes on the block in the sought after Upper Yoder neighborhood. Conveniently located just minutes from Grocery stores, shopping and Conemaugh Memorial Medical Center

2. 2026-04-28
   listed $129,500 Active

   Show marketing remark (1903 chars)

   Tucked at the quiet end of Girard Street in the desirable Upper Yoder neighborhood, this classic home offers a rare combination of privacy, scenic views, and everyday convenience. Adjacent to Berkeley Hills Golf Course and positioned above the valley, the property captures sweeping views overlooking Conemaugh Township and Riverside from the rear of the home. The setting alone makes this property stand out, while the generously sized lot feels larger than many others in this established neighborhood. The main level features three comfortable bedrooms, a full bath, and a traditional layout that includes a bright living room, dining area, and kitchen with convenient access to both the front entry and side entrance. One of the bedrooms opens directly onto the rear deck, creating a perfect spot to enjoy morning coffee while taking in the valley views. Hardwood flooring is believed to be present beneath much of the existing carpet, offering an excellent opportunity to restore original character and warmth. The lower level expands the living space with a finished family room centered around a fireplace, an additional full bathroom, laundry area, and generous storage space. This flexible level provides excellent potential for recreation space, guest accommodations, or a comfortable secondary living area. Located just minutes from shopping, medical facilities, schools, and major routes, the home combines neighborhood charm with accessibility. School bus pickup at the end of the driveway adds an extra layer of convenience for families. This once bustling family home is ready for its next chapter. With a little TLC, it presents a wonderful opportunity to build equity and transform the property into one of the standout homes on the block in the sought after Upper Yoder neighborhood. Conveniently located just minutes from Grocery stores, shopping and Conemaugh Memorial Medical Center

3. 1992-06-01
   soldstatus $75,000

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $2,726 · $227/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 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥94°F today · 15 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: $13,603
• − Mortgage interest: −$7,254
• − Property taxes: −$2,726
• − Insurance: −$648
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,767
• Taxable loss: −$2,968
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $-64/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: Westmont Hilltop SD
• NCES district ID: 4226130
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $59,325
• Composite: 39.49/100
• National rank: #3955
• State rank: #252 of 539 in PA

Livability — Elim

• Score: 67/100
• State rank: #992
• US rank: #10931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elim, PA
• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -64.18%
• Current HPI: 142.5218
• Rent YoY: —
• Metro: Johnstown, PA
• 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

+46.7% since first listed

9 events — show timeline

• 2026-06-10 Sold (MLS) $110,000 CSMLS
• 2026-06-10 Sold (MLS) $110,000 West Penn MLS
• 2026-05-30 Pending — CSMLS
• 2026-05-30 Pending — West Penn MLS
• 2026-05-29 Relisted — CSMLS
• 2026-05-29 Relisted — West Penn MLS
• 2026-04-28 Listed $129,500 CSMLS
• 2026-04-28 Listed $129,500 West Penn MLS
• 1992-06-01 Sold (Public Records) $75,000 Public Records

Property tax history

+0.3%/yr

Latest (2026): $2,726 · +0.0% YoY. Source: county tax records.