431 Finch St · Elim, PA 15905

$29,995

3 bd · 1.5 ba · 990 sqft · SingleFamily · 49 Days on market

Built 1926 8,712 sqft lot $30/sqft · 61% 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
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ad# 4027.. .. Priced to sell in the Westmont Hilltop School District!!! 1.5 story home offers 3 bedrooms and 1 1/2 baths. The first floor has a large kitchen with oak cabinets, living room w/ carpet, powder room and bedroom with a closet. Upstairs you will find 2 additional spacious bedrooms and a full bath. The full basement is unfinished and offers a walk out and laundry hookups. Corner lot and partially covered deck area! Call today! VISUAL TOUR BY EMAIL!

Key facts

• 8,712 sq ft lot
• Built 1926
• Listed 48 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; One and one-half levels; Residential zoning
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Irregular lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom located downstairs
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Eat-in kitchen; Master bedroom on the main level; Double-pane windows
• Laundry & utility: Laundry in basement; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

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: schools D+, amenities F, commute 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.
• Market conditions: 92 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,095 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.27% ✓
• Cap rate: 27.93%
• Cash-on-cash: 77.28%
• DSCR: 4.44
• GRM: 2.6

CMA / ARV

• ARV (median comp): $76,430
• List price: $29,995
• Delta: -60.75%
• 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
245 Sell St	0.40mi	2/1.0 (-1)	960 (-3%)	3mo	$57,000	$59	67
263 Capital Ave	0.51mi	2/1.0 (-1)	960 (-3%)	1mo	$80,000	$83	64
94 Bronx St	0.68mi	2/1.5 (-1)	980 (-1%)	1mo	$132,500	$135	60
504 Swank St	0.43mi	3/1.0	1,040 (+5%)	11mo	$82,500	$79	60
267 Derby St	0.47mi	3/1.5	1,104 (+12%)	8mo	$97,000	$88	52
1 Shady Ln	0.24mi	2/1.0 (-1)	1,121 (+13%)	11mo	$65,000	$58	50
121 Royal Ave	0.57mi	2/1.0 (-1)	940 (-5%)	10mo	$90,000	$96	49
120 Northwood Ave	0.67mi	3/1.0	1,073 (+8%)	8mo	$67,500	$63	46
1121 Boyd Ave	0.74mi	2/1.0 (-1)	934 (-6%)	4mo	$47,000	$50	46
551 Bluff St	0.53mi	3/1.0	1,132 (+14%)	7mo	$107,000	$95	43
1355 Franklin St	0.60mi	2/1.0 (-1)	868 (-12%)	4mo	$68,000	$78	41
108 Woodruff St	0.73mi	2/1.0 (-1)	1,120 (+13%)	8mo	$25,000	$22	31

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: 77.3%
• Equity multiple: 4.53×
• Total profit: $29,620
• Equity at exit: $4,472

10-year hold

• IRR: 80.9%
• Equity multiple: 9.37×
• Total profit: $70,278
• Equity at exit: $2,593

Cash invested: $8,399 (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: 92
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $541

Break-even live

Break-even rent $295

Max offer price $29,995

Occupancy floor 40%

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: $7,499
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Grove Ave Johnstown, PA	2.0	2.0	1100	$1,050	$0.95	43d	1	1.20mi
412 Oak St Unit 1 Johnstown, PA	2.0	1.0	1100	$900	$0.82	43d	1	1.25mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	43d	1	1.30mi

Listing history 22 events

1. 2026-06-19
   days on market $29,995 Active 49 DOM
2. 2026-06-18
   days on market $29,995 Active 48 DOM
3. 2026-06-17
   days on market $29,995 Active 47 DOM
4. 2026-06-16
   days on market $29,995 Active 46 DOM
5. 2026-06-15
   days on market $29,995 Active 45 DOM
6. 2026-06-14
   days on market $29,995 Active 43 DOM
7. 2026-06-12
   pricedays on market $29,995 Active 42 DOM
8. 2026-06-09
   days on market $34,900 Active 39 DOM
9. 2026-06-08
   days on market $34,900 Active 38 DOM
10. 2026-06-07
    days on market $34,900 Active 37 DOM
11. 2026-06-05
    days on market $34,900 Active 34 DOM
12. 2026-06-03
    days on market $34,900 Active 33 DOM
13. 2026-06-02
    days on market $34,900 Active 32 DOM
14. 2026-06-01
    days on market $34,900 Active 31 DOM
15. 2026-05-31
    days on market $34,900 Active 30 DOM
16. 2026-05-30
    days on market $34,900 Active 29 DOM
17. 2026-05-13
    status Pending 419-char remark
18. 2026-04-23
    listed $34,900 Active 419-char remark
19. 2007-08-17
    soldstatus $23,000 465-char remark

    Show marketing remark (465 chars)

    Ad# 4027.. .. Priced to sell in the Westmont Hilltop School District!!! 1.5 story home offers 3 bedrooms and 1 1/2 baths. The first floor has a large kitchen with oak cabinets, living room w/ carpet, powder room and bedroom with a closet. Upstairs you will find 2 additional spacious bedrooms and a full bath. The full basement is unfinished and offers a walk out and laundry hookups. Corner lot and partially covered deck area! Call today! VISUAL TOUR BY EMAIL!

20. 2007-07-20
    soldstatus $23,000
21. 2006-10-23
    listed $27,500 465-char remark

    Show marketing remark (465 chars)

    Ad# 4027.. .. Priced to sell in the Westmont Hilltop School District!!! 1.5 story home offers 3 bedrooms and 1 1/2 baths. The first floor has a large kitchen with oak cabinets, living room w/ carpet, powder room and bedroom with a closet. Upstairs you will find 2 additional spacious bedrooms and a full bath. The full basement is unfinished and offers a walk out and laundry hookups. Corner lot and partially covered deck area! Call today! VISUAL TOUR BY EMAIL!

22. 1981-07-01
    soldstatus $10,500

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $762 · $64/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 7 d/yr ≥93°F today · 16 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: $11,760
• − Mortgage interest: −$1,680
• − Property taxes: −$762
• − Insurance: −$150
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$873
• Taxable income: $6,414
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $4,952/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

+185.7% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $29,995 CSMLS
• 2026-05-22 Relisted — CSMLS
• 2026-05-13 Pending — CSMLS
• 2026-04-23 Listed $34,900 CSMLS
• 2007-08-17 Sold (MLS) $23,000 CSMLS
• 2007-07-20 Sold (Public Records) $23,000 Public Records
• 2006-10-23 Listed $27,500 CSMLS
• 1981-07-01 Sold (Public Records) $10,500 Public Records

Property tax history

+0.3%/yr

Latest (2026): $762 · +0.0% YoY. Source: county tax records.