1088-1090 Beaver Run Ave

Summerhill, PA 15955

$75,000B

5 bd · 3.0 ba · 2,320 sqft · Built — · SingleFamily · Pending · 7 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,391/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$81
• HOA: −$0
• Vac / Maint / Mgmt: −$292
• Net cashflow: $625/mo
• Annual: $7,502/yr
• Cap rate: 16.30%
• Cash-on-cash: 35.73%
• DSCR: 2.59
• 1% rule: 1.85%
• Cash to close: $21,000

Investor read

• This is a 5-bed/3.0-bath single-family listed at $75k.
• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $1k of equity ($519 loan paydown + $626 appreciation (0.8% local appreciation)).
• Location reads 64/100 on livability (#1,207 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment B; Watch: schools D, amenities F, commute F.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.