112R Oak St · East Conemaugh, PA 15909

$14,900

2 bd · 1.5 ba · 1,872 sqft · SingleFamily · 65 Days on market

Built 1920 $8/sqft · 70% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

East Conemaugh. Small 2/3 bedroom handyman special on small lot across from baseball field. Not currently livable. Needs work. Vinyl siding. Public utilities. Small lot. Walking distance to shopping. Seller may consider owner financing with money down. Call Ethel Solinski 814-948-5191 [email protected]

Key facts

• Built 1920
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (6.0% below list) — sets the bar for market timing.

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 $634 of equity ($103 loan paydown + $531 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
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: 7.02% ✓
• Cap rate: 62.53%
• Cash-on-cash: 200.83%
• DSCR: 9.94
• GRM: 1.2

CMA / ARV

• ARV (median comp): $50,225
• List price: $14,900
• Delta: -70.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 5th St	0.24mi	3/1.0 (+1)	1,736 (-7%)	0mo	$94,800	$55	69
1261 Main St	0.24mi	3/1.5 (+1)	1,750 (-6%)	13mo	$90,000	$51	62
349 Third St	0.22mi	3/1.0 (+1)	2,040 (+9%)	16mo	$15,000	$7	55
211 Main St	0.27mi	3/1.0 (+1)	2,028 (+8%)	21mo	$75,000	$37	49

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: 12.20×
• Total profit: $46,745
• Equity at exit: $7,177

10-year hold

• IRR: —
• Equity multiple: 25.83×
• Total profit: $103,586
• Equity at exit: $11,447

Cash invested: $4,172 (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 15909

• Home prices YoY: 2.4%
• Active inventory: 22
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$78
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $698

Break-even live

Break-even rent $162

Max offer price $14,900

Occupancy floor 28%

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

Listing history 22 events

1. 2026-06-19
   days on market $14,900 Active 65 DOM
2. 2026-06-18
   days on market $14,900 Active 64 DOM
3. 2026-06-17
   days on market $14,900 Active 63 DOM
4. 2026-06-16
   days on market $14,900 Active 62 DOM
5. 2026-06-15
   days on market $14,900 Active 61 DOM
6. 2026-06-14
   days on market $14,900 Active 59 DOM
7. 2026-06-12
   days on market $14,900 Active 58 DOM
8. 2026-06-09
   days on market $14,900 Active 55 DOM
9. 2026-06-08
   days on market $14,900 Active 54 DOM
10. 2026-06-07
    days on market $14,900 Active 53 DOM
11. 2026-06-02
    days on market $14,900 Active 48 DOM
12. 2026-06-01
    days on market $14,900 Active 47 DOM
13. 2026-05-31
    days on market $14,900 Active 46 DOM
14. 2026-05-30
    days on market $14,900 Active 45 DOM
15. 2026-04-15
    listed $14,900 Active 307-char remark

    Show marketing remark (307 chars)

    East Conemaugh. Small 2/3 bedroom handyman special on small lot across from baseball field. Not currently livable. Needs work. Vinyl siding. Public utilities. Small lot. Walking distance to shopping. Seller may consider owner financing with money down. Call Ethel Solinski 814-948-5191 [email protected]

16. 2025-04-19
    soldstatus $14,000 Closed 236-char remark

    Show marketing remark (236 chars)

    Handyman Special! Sold AS IS. The rest of the siding for the exterior is in the basement. Seller is a PA licensed real estate agent and never lived in the home. House has been winterized. Bring a flashlight. Cash only. Sewer Compliant.

17. 2025-04-01
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Handyman Special! Sold AS IS. The rest of the siding for the exterior is in the basement. Seller is a PA licensed real estate agent and never lived in the home. House has been winterized. Bring a flashlight. Cash only. Sewer Compliant.

18. 2025-03-13
    status Active 236-char remark

    Show marketing remark (236 chars)

    Handyman Special! Sold AS IS. The rest of the siding for the exterior is in the basement. Seller is a PA licensed real estate agent and never lived in the home. House has been winterized. Bring a flashlight. Cash only. Sewer Compliant.

19. 2025-02-25
    status Pending 236-char remark

    Show marketing remark (236 chars)

    Handyman Special! Sold AS IS. The rest of the siding for the exterior is in the basement. Seller is a PA licensed real estate agent and never lived in the home. House has been winterized. Bring a flashlight. Cash only. Sewer Compliant.

20. 2025-01-08
    price $16,500 236-char remark

    Show marketing remark (236 chars)

    Handyman Special! Sold AS IS. The rest of the siding for the exterior is in the basement. Seller is a PA licensed real estate agent and never lived in the home. House has been winterized. Bring a flashlight. Cash only. Sewer Compliant.

21. 2024-12-29
    listed $19,000 Active 236-char remark

    Show marketing remark (236 chars)

    Handyman Special! Sold AS IS. The rest of the siding for the exterior is in the basement. Seller is a PA licensed real estate agent and never lived in the home. House has been winterized. Bring a flashlight. Cash only. Sewer Compliant.

22. 2004-03-30
    soldstatus $12,300

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $521 · $43/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 8 d/yr ≥91°F today · 19 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: $12,547
• − Mortgage interest: −$835
• − Property taxes: −$521
• − Insurance: −$74
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$433
• Taxable income: $8,676
• Est. tax owed @ 24.0%: −$2,082
• After-tax cash flow: $6,297/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

Price history

+21.1% since first listed

8 events — show timeline

• 2026-04-15 Listed $14,900 HCBR
• 2025-04-19 Sold (MLS) $14,000 CSMLS
• 2025-04-01 Pending — CSMLS
• 2025-03-13 Relisted — CSMLS
• 2025-02-25 Pending — CSMLS
• 2025-01-08 Price Changed $16,500 CSMLS
• 2024-12-29 Listed $19,000 CSMLS
• 2004-03-30 Sold (Public Records) $12,300 Public Records

Property tax history

+0.9%/yr

Latest (2026): $521 · +0.0% YoY. Source: county tax records.