217-219 5th St · East Conemaugh, PA 15909

$52,000

4 bd · 2.0 ba · 2,080 sqft · MultiFamily · 1 Days on market

6,098 sqft lot Est $52k · at est.

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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
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

East Conemaugh Investment. This 2 unit property is currently rented out at $800 per side with the landlord paying for the water, sewage and trash. Each unit has 2 bedrooms, 1 bath, eat in kitchen, oil hot water heat, spacious living room and laundry hook ups in the basement. Conemaugh Valley Schools!!!

Key facts

• 6,098 sq ft lot

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $52k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $591/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).

Location & tenants

• Location reads 60/100 on livability (#1,504 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Conemaugh Valley SD (rural): math 30% / reading 56% proficiency, ranked #313 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($360 loan paydown + $2k appreciation (3.6% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $52,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.75% ✓
• Cap rate: 33.55%
• Cash-on-cash: 97.35%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $52,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419-421 Oak St	0.03mi	4/2.0	2,208 (+6%)	11mo	$55,000	$25	79

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

Projected returns pro-forma

3.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.71×
• Total profit: $83,087
• Equity at exit: $25,047

10-year hold

• IRR: —
• Equity multiple: 13.95×
• Total profit: $188,508
• Equity at exit: $39,950

Cash invested: $14,560 (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 15909

• Home prices YoY: 2.4%
• Active inventory: 22
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,181

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 34%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,950
Total (2 units)			$1,950

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 303-char remark
2. 2026-06-19
   listed $52,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$1,513
• Taxable income: $14,190
• Est. tax owed @ 24.0%: −$3,406
• After-tax cash flow: $10,768/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: Conemaugh Valley SD
• NCES district ID: 4206430
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $42,523
• Composite: 36.16/100
• National rank: #4739
• State rank: #313 of 539 in PA

Livability — East Conemaugh

• Score: 60/100
• State rank: #1504
• US rank: #19510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Conemaugh, PA
• Population (ZIP): 4,850

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Polish 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% 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: ▲ 3.56%
• Current HPI: 150.8221
• 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