104 Leila St · Southmont, PA 15905

$89,900

3 bd · 1.0 ba · 1,740 sqft · SingleFamily · 238 Days on market

Built 1926 6,098 sqft lot $52/sqft · 34% below area Est $137k · 34% under ↓ 22% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick two story 3 bdrm, 1 bath home, garage, front porch, home needs some TLC but has lots of potential!! Large rooms throughout!! Sewer is in compliance! Excellent location!! With a little TLC this could be an adorable home!!! Home being sold in as is condition!!

Key facts

• Brick two story
• Large rooms
• Front porch

Tags

• BRICK TWO STORY
• FRONT PORCH
• LARGE ROOMS
• SEWER IN COMPLIANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#351 in PA, #3,081 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 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. 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.59% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 5.2

CMA / ARV

• ARV (median comp): $137,080
• List price: $89,900
• Delta: -34.42%
• 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
310 Leila St	0.21mi	3/2.5	1,876 (+8%)	4mo	$215,000	$115	68
106 Lucetta St	0.32mi	4/2.0 (+1)	1,664 (-4%)	10mo	$180,000	$108	61
1152 Luzerne St Ext	0.42mi	3/2.0	1,796 (+3%)	12mo	$144,900	$81	61
501 Edward St	0.29mi	3/1.5	1,526 (-12%)	7mo	$156,000	$102	58
427 Swank St	0.75mi	3/2.0	1,772 (+2%)	1mo	$165,000	$93	58
447 Tiffany St	0.50mi	3/1.5	1,916 (+10%)	1mo	$188,000	$98	57
704 Goucher St	0.65mi	4/2.0 (+1)	1,681 (-3%)	2mo	$132,000	$79	54
301 Southmont Blvd	0.68mi	2/1.5 (-1)	1,754 (+1%)	9mo	$72,000	$41	53
518 Swank St	0.44mi	3/2.0	1,948 (+12%)	7mo	$174,500	$90	49
443 Kraft St	0.51mi	3/2.0	1,932 (+11%)	6mo	$160,000	$83	49
108 Winton St	0.58mi	3/1.5	1,580 (-9%)	9mo	$120,000	$76	48
930 Susquehanna St	0.72mi	3/1.0	1,942 (+12%)	12mo	$167,000	$86	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: 12.9%
• Equity multiple: 1.52×
• Total profit: $12,984
• Equity at exit: $13,404

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $46,970
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $432

Break-even live

Break-even rent $881

Max offer price $89,900

Occupancy floor 65%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	14d	1	0.21mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	7d	1	0.21mi
212-214 Palliser St Johnstown, PA	3.0	1.0	1400	$1,150	$0.82	23d	1	0.39mi
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	43d	1	1.38mi

Listing history 20 events

1. 2026-06-19
   days on market $89,900 Active 238 DOM
2. 2026-06-18
   days on market $89,900 Active 237 DOM
3. 2026-06-17
   days on market $89,900 Active 236 DOM
4. 2026-06-16
   days on market $89,900 Active 235 DOM
5. 2026-06-15
   days on market $89,900 Active 234 DOM
6. 2026-06-14
   days on market $89,900 Active 232 DOM
7. 2026-06-12
   days on market $89,900 Active 231 DOM
8. 2026-06-09
   days on market $89,900 Active 228 DOM
9. 2026-06-08
   days on market $89,900 Active 227 DOM
10. 2026-06-07
    days on market $89,900 Active 226 DOM
11. 2026-06-05
    days on market $89,900 Active 223 DOM
12. 2026-06-03
    days on market $89,900 Active 222 DOM
13. 2026-06-02
    days on market $89,900 Active 221 DOM
14. 2026-06-01
    days on market $89,900 Active 220 DOM
15. 2026-05-31
    days on market $89,900 Active 219 DOM
16. 2026-05-30
    days on market $89,900 Active 218 DOM
17. 2026-04-13
    price $89,900 270-char remark

    Show marketing remark (270 chars)

    Solid brick two story 3 bdrm, 1 bath home, garage, front porch, home needs some TLC but has lots of potential!! Large rooms throughout!! Sewer is in compliance! Excellent location!! With a little TLC this could be an adorable home!!! Home being sold in as is condition!!

18. 2026-03-09
    price $95,000 270-char remark

    Show marketing remark (270 chars)

    Solid brick two story 3 bdrm, 1 bath home, garage, front porch, home needs some TLC but has lots of potential!! Large rooms throughout!! Sewer is in compliance! Excellent location!! With a little TLC this could be an adorable home!!! Home being sold in as is condition!!

19. 2025-11-21
    price $105,000 270-char remark

    Show marketing remark (270 chars)

    Solid brick two story 3 bdrm, 1 bath home, garage, front porch, home needs some TLC but has lots of potential!! Large rooms throughout!! Sewer is in compliance! Excellent location!! With a little TLC this could be an adorable home!!! Home being sold in as is condition!!

20. 2025-10-21
    listed $115,000 Active 270-char remark

    Show marketing remark (270 chars)

    Solid brick two story 3 bdrm, 1 bath home, garage, front porch, home needs some TLC but has lots of potential!! Large rooms throughout!! Sewer is in compliance! Excellent location!! With a little TLC this could be an adorable home!!! Home being sold in as is condition!!

ⓘ 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: $2,248 · $187/mo
• Projected year-2 tax: $2,248 · $187/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 ≥94°F today · 17 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: $17,131
• − Mortgage interest: −$5,036
• − Property taxes: −$2,248
• − Insurance: −$450
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,615
• Taxable income: $4,041
• Est. tax owed @ 24.0%: −$970
• After-tax cash flow: $4,208/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 — Southmont

• Score: 77/100
• State rank: #351
• US rank: #3081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southmont, PA
• County: Cambria County · 30,791 people
• City population: 30,791
• 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

-21.8% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $89,900 CSMLS
• 2026-03-09 Price Changed $95,000 CSMLS
• 2025-11-21 Price Changed $105,000 CSMLS
• 2025-10-21 Listed $115,000 CSMLS

Property tax history

+0.7%/yr

Latest (2026): $2,248 · +0.0% YoY. Source: county tax records.