1300 Ringling Ave · Oakland, PA 15902

$49,900

2 bd · 1.0 ba · 672 sqft · SingleFamily · 42 Days on market

4,792 sqft lot $74/sqft · 45% above area Est $34k · 45% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom ranch home located on a corner lot in Stonycreek Twp. Oversized integral garage. Low taxes. Home being sold in its present condition.

Key facts

• 4,792 sq ft lot
• Garage
• Listed 41 days

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; One level / 1 story
• Construction: Aluminum siding; Shingle roof; Full basement
• Exterior features: Corner lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Gas fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 5.4% in Oakland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Greater Johnstown SD (urban): math 9% / reading 25% proficiency, ranked #509 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.41%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (median comp): $34,353
• List price: $49,900
• Delta: 45.26%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Bay	0.17mi	1/1.0 (-1)	612 (-9%)	11mo	$32,500	$53	64
1120 Bedford St	0.25mi	2/1.0	720 (+7%)	21mo	$15,000	$21	59

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: 21.4%
• Equity multiple: 1.88×
• Total profit: $12,250
• Equity at exit: $7,440

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $36,883
• Equity at exit: $4,314

Cash invested: $13,972 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $837 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $319

Break-even live

Break-even rent $433

Max offer price $49,900

Occupancy floor 57%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Messenger St Unit 4 Johnstown, PA	1.0	1.0	500	$750	$1.50	43d	1	0.87mi
1201 Heeney Ave Johnstown, PA	1.0–3.0	1.0	750	$950	$1.27	4d	1	1.21mi

Listing history 16 events

1. 2026-06-19
   days on market $49,900 Active 42 DOM
2. 2026-06-18
   days on market $49,900 Active 41 DOM
3. 2026-06-17
   days on market $49,900 Active 40 DOM
4. 2026-06-16
   days on market $49,900 Active 39 DOM
5. 2026-06-15
   days on market $49,900 Active 38 DOM
6. 2026-06-14
   days on market $49,900 Active 36 DOM
7. 2026-06-12
   days on market $49,900 Active 35 DOM
8. 2026-06-09
   days on market $49,900 Active 32 DOM
9. 2026-06-08
   days on market $49,900 Active 31 DOM
10. 2026-06-07
    days on market $49,900 Active 30 DOM
11. 2026-06-05
    days on market $49,900 Active 27 DOM
12. 2026-06-02
    days on market $49,900 Active 25 DOM
13. 2026-06-01
    days on market $49,900 Active 24 DOM
14. 2026-05-31
    days on market $49,900 Active 23 DOM
15. 2026-05-30
    days on market $49,900 Active 22 DOM
16. 2026-05-08
    listed $49,900 Active 143-char remark

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$36/yr (+$3/mo · 5.1%)

ⓘ 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 ≥91°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: $10,044
• − Mortgage interest: −$2,795
• − Property taxes: −$716
• − Insurance: −$250
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$1,452
• Taxable income: $3,225
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,055/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: Greater Johnstown SD
• NCES district ID: 4210950
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $27,890
• Composite: 13.25/100
• National rank: #9550
• State rank: #509 of 539 in PA

Livability — Oakland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Oakland, PA
• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• 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

1 event — show timeline

• 2026-05-08 Listed $49,900 CSMLS

Property tax history

+0.9%/yr

Latest (2026): $716 · +0.0% YoY. Source: county tax records.