915 Church St · Hollidaysburg, PA 16648

$114,900

3 bd · 1.0 ba · 1,460 sqft · SingleFamily · 27 Days on market

Built 1876 6,534 sqft lot Est $210k · 45% under

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION LOCATION LOCATION!! Very well maintained 3bd 1ba home on corner lot in Hollidaysburg Boro. Upgraded kitchen and remodeled bath! Central Air. New carpet. Large master bedroom offers private balcony. 1 car detached garage. Fence yard. Low taxes. Professional landscape. List goes on! Call for a preview!

Key facts

• Updated kitchen
• Fenced corner lot
• Central air

Tags

• FENCED CORNER LOT
• UPDATED BATHROOM
• UPDATED KITCHEN
• CENTRAL AIR
• DETACHED ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#184 in PA, #1,549 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles W Longer El Sch (math 41% / reading 59%, grade D+, #645 of 1,518 statewide, top 43%, 395 students, 54% FRL); Hollidaysburg Area Jhs (math 36% / reading 61%, grade C-, #146 of 512 statewide, top 30%, 807 students, 41% FRL); Hollidaysburg Area Shs (math 67%, 793 students, 26% FRL).
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Blair County population projected at -18% 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $23k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $210,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Mulberry St	0.18mi	3/1.5	1,628 (+12%)	4mo	$125,000	$77	67
806 Jones St	0.37mi	2/2.0 (-1)	1,477 (+1%)	7mo	$212,500	$144	66
606 Mulberry St	0.22mi	3/1.5	1,569 (+8%)	11mo	$169,900	$108	66
511 Pine St	0.43mi	3/2.0	1,519 (+4%)	5mo	$265,000	$174	65
907 Jones St	0.46mi	2/1.5 (-1)	1,456 (-0%)	10mo	$245,000	$168	62
334 Tower Ln	0.47mi	3/1.0	1,327 (-9%)	2mo	$225,000	$170	61
304 Montgomery St St	0.45mi	3/2.5	1,440 (-1%)	13mo	$195,000	$135	59
314 Hart St	0.68mi	2/1.0 (-1)	1,440 (-1%)	5mo	$180,000	$125	57
125 Broad St	0.74mi	3/2.0	1,440 (-1%)	6mo	$200,000	$139	54
1307 Spruce St	0.29mi	2/2.0 (-1)	1,596 (+9%)	10mo	$165,000	$103	54
1006 Union St	0.66mi	3/2.0	1,623 (+11%)	2mo	$320,000	$197	45
703 Chimney Rocks Rd	0.70mi	2/1.5 (-1)	1,300 (-11%)	3mo	$195,000	$150	39

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $11,066
• Equity at exit: $17,132

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $47,984
• Equity at exit: $9,934

Cash invested: $32,172 (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 16648

• Home prices YoY: -32.1%
• Active inventory: 86
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $465

Break-even live

Break-even rent $1,046

Max offer price $114,900

Occupancy floor 67%

Sensitivity live

Price	-10% $530	-5% $498	+0% $465	+5% $433	+10% $400
Rent	-10% $336	-5% $401	+0% $465	+5% $530	+10% $595
Rate	-1.0pp $523	-0.5pp $495	base $465	+0.5pp $436	+1.0pp $405

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 Four Leaf Ln Hollidaysburg, PA	2.0–3.0	1.5–2.0	1517	$1,635	$1.08	45d	8	0.95mi

Listing history 13 events

1. 2025-09-17
   soldstatus $111,500
2. 2025-08-18
   status Pending
3. 2025-08-08
   price $114,900
4. 2025-07-29
   price $129,900
5. 2025-07-21
   listed $137,900 Active
6. 2025-04-28
   soldstatus $80,000
7. 2014-01-16
   soldstatus $117,300
8. 2014-01-15
   soldstatus $117,300 310-char remark

   Show marketing remark (310 chars)

   LOCATION LOCATION LOCATION!! Very well maintained 3bd 1ba home on corner lot in Hollidaysburg Boro. Upgraded kitchen and remodeled bath! Central Air. New carpet. Large master bedroom offers private balcony. 1 car detached garage. Fence yard. Low taxes. Professional landscape. List goes on! Call for a preview!

9. 2013-04-09
   listed $119,900 310-char remark

   Show marketing remark (310 chars)

   LOCATION LOCATION LOCATION!! Very well maintained 3bd 1ba home on corner lot in Hollidaysburg Boro. Upgraded kitchen and remodeled bath! Central Air. New carpet. Large master bedroom offers private balcony. 1 car detached garage. Fence yard. Low taxes. Professional landscape. List goes on! Call for a preview!

10. 2008-04-14
    listed $129,900
11. 2006-09-15
    soldstatus $116,000
12. 2006-07-18
    soldstatus $116,000
13. 2006-06-05
    listed $110,000

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,110 · $176/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 4/10 Moderate 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,620
• − Mortgage interest: −$6,436
• − Property taxes: −$2,110
• − Insurance: −$574
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,343
• Taxable income: $4,017
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $4,620/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: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Hollidaysburg

• Score: 81/100
• State rank: #184
• US rank: #1549

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: Hollidaysburg, PA
• Population (ZIP): 14,722

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Iranian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Arabic 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.77%
• Current HPI: 164.7441
• 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

+1.4% since first listed

13 events — show timeline

• 2025-09-17 Sold (Public Records) $111,500 Public Records
• 2025-08-18 Pending — AHARMLS
• 2025-08-08 Price Changed $114,900 AHARMLS
• 2025-07-29 Price Changed $129,900 AHARMLS
• 2025-07-21 Listed $137,900 AHARMLS
• 2025-04-28 Sold (Public Records) $80,000 Public Records
• 2014-01-16 Sold (Public Records) $117,300 Public Records
• 2014-01-15 Sold (MLS) $117,300 AHARMLS
• 2013-04-09 Listed $119,900 AHARMLS
• 2008-04-14 Listed $129,900 AHARMLS
• 2006-09-15 Sold (Public Records) $116,000 Public Records
• 2006-07-18 Sold (MLS) $116,000 AHARMLS
• 2006-06-05 Listed $110,000 AHARMLS

Property tax history

+9.1%/yr

Latest (2025): $2,110 · +2.0% YoY. Source: county tax records.