3715 Crawford Ave · Northern Cambria, PA 15714

$27,900

4 bd · 1.0 ba · 3,024 sqft · SingleFamily · 215 Days on market

$9/sqft · 83% below area

---

Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Northern Cambria. Huge 4 bedroom handy man special on huge lot. Modern oak kitchen. Some plaster walls. Older oak flooring. 1 bath. Spacious rooms. Oil hw heat. Some water and heating pipes may be broken. Vinyl siding. Newer windows. Newer roof. Needs lots of TLC. On huge corner lot. Public water and sewer. Call Ethel Solinski 814-948-5191 or email [email protected]

Key facts

• Modern oak kitchen
• Newer roof
• Huge corner lot

Tags

• MODERN OAK KITCHEN
• VINYL SIDING
• NEWER WINDOWS
• NEWER ROOF
• HUGE CORNER LOT
• PUBLIC WATER AND SEWER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#991 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Northern Cambria SD (town): math 32% / reading 48% proficiency, ranked #358 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 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 $1k of equity ($193 loan paydown + $1k appreciation (4.2% 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 (4.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $12k; list at $28k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $24,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.82% ✓
• Cap rate: 41.17%
• Cash-on-cash: 124.55%
• DSCR: 6.54
• GRM: 1.7

CMA / ARV

• ARV (median comp): $163,850
• List price: $27,900
• Delta: -82.97%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3808 Crawford Ave	0.06mi	4/1.5	3,000 (-1%)	5mo	$100,000	$33	90
711 Beech St	0.63mi	3/2.5 (-1)	2,660 (-12%)	8mo	$299,900	$113	33

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.27×
• Total profit: $56,831
• Equity at exit: $14,429

10-year hold

• IRR: —
• Equity multiple: 17.38×
• Total profit: $127,942
• Equity at exit: $23,828

Cash invested: $7,812 (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 15714

• Home prices YoY: 5.0%
• Active inventory: 16
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$146
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $811

Break-even live

Break-even rent $318

Max offer price $27,900

Occupancy floor 35%

Sensitivity live

Price	-10% $827	-5% $819	+0% $811	+5% $803	+10% $795
Rent	-10% $705	-5% $758	+0% $811	+5% $864	+10% $917
Rate	-1.0pp $825	-0.5pp $818	base $811	+0.5pp $804	+1.0pp $796

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $27,900 Active 215 DOM
2. 2026-06-18
   days on market $27,900 Active 213 DOM
3. 2026-06-17
   days on market $27,900 Active 212 DOM
4. 2026-06-16
   days on market $27,900 Active 211 DOM
5. 2026-06-15
   days on market $27,900 Active 210 DOM
6. 2026-06-13
   days on market $27,900 Active 208 DOM
7. 2026-06-12
   days on market $27,900 Active 207 DOM
8. 2026-06-09
   days on market $27,900 Active 204 DOM
9. 2026-06-08
   days on market $27,900 Active 203 DOM
10. 2026-06-08
    days on market $27,900 Active 202 DOM
11. 2026-06-07
    days on market $27,900 Active 201 DOM
12. 2026-06-04
    days on market $27,900 Active 198 DOM
13. 2026-06-02
    days on market $27,900 Active 197 DOM
14. 2026-06-01
    days on market $27,900 Active 196 DOM
15. 2026-05-31
    days on market $27,900 Active 195 DOM
16. 2025-11-17
    listed $27,900 Active 372-char remark

    Show marketing remark (372 chars)

    Northern Cambria. Huge 4 bedroom handy man special on huge lot. Modern oak kitchen. Some plaster walls. Older oak flooring. 1 bath. Spacious rooms. Oil hw heat. Some water and heating pipes may be broken. Vinyl siding. Newer windows. Newer roof. Needs lots of TLC. On huge corner lot. Public water and sewer. Call Ethel Solinski 814-948-5191 or email [email protected]

17. 2017-03-27
    soldstatus $12,000 312-char remark

    Show marketing remark (312 chars)

    2 story vinyl sided home with large front deck located on a nice-sized lot. The oak kitchen has plenty of cabinet/counter space and updated ceramic tile flooring. Living room features beamed ceiling, brick fireplace, and hardwood flooring. Main level family room also has hardwood flooring. Some arched doorways.

18. 2017-03-13
    soldstatus $12,000
19. 2017-02-02
    listed $12,000 312-char remark

    Show marketing remark (312 chars)

    2 story vinyl sided home with large front deck located on a nice-sized lot. The oak kitchen has plenty of cabinet/counter space and updated ceramic tile flooring. Living room features beamed ceiling, brick fireplace, and hardwood flooring. Main level family room also has hardwood flooring. Some arched doorways.

20. 2011-07-14
    soldstatus $74,200
21. 2006-04-26
    soldstatus $59,000
22. 1988-10-01
    soldstatus $24,000

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,123 · $94/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,137
• − Mortgage interest: −$1,563
• − Property taxes: −$1,123
• − Insurance: −$140
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$812
• Taxable income: $9,918
• Est. tax owed @ 24.0%: −$2,380
• After-tax cash flow: $7,350/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: Northern Cambria SD
• NCES district ID: 4217610
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $44,142
• Composite: 33.87/100
• National rank: #5350
• State rank: #358 of 539 in PA

Livability — Northern Cambria

• Score: 67/100
• State rank: #991
• US rank: #10925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northern Cambria, PA
• Population (ZIP): 5,215

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 9% Polish 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 3% French/Haitian/Cajun 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: ▲ 4.17%
• Current HPI: 88.2969
• 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

+16.2% since first listed

7 events — show timeline

• 2025-11-17 Listed $27,900 HCBR
• 2017-03-27 Sold (MLS) $12,000 West Penn MLS
• 2017-03-13 Sold (Public Records) $12,000 Public Records
• 2017-02-02 Listed $12,000 West Penn MLS
• 2011-07-14 Sold (Public Records) $74,200 Public Records
• 2006-04-26 Sold (Public Records) $59,000 Public Records
• 1988-10-01 Sold (Public Records) $24,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,123 · +0.0% YoY. Source: county tax records.