1635 Upper Christoff St · Nanty-Glo, PA 15943

$89,900

3 bd · 1.0 ba · 1,660 sqft · SingleFamily · 12 Days on market

Built 1916 6,970 sqft lot Est $101k · 11% 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 +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +5.5/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 1635 Upper Christoff Street, located in the Blacklick Valley School District! Formerly a duplex, this home has been thoughtfully converted into a spacious single-family residence offering plenty of room. The main level features a generous living room, formal dining area, cozy family room, large eat-in kitchen, and a bright sun porch perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms along with a nicely updated full bathroom. The unfinished basement provides ample storage space and houses the home's mechanical systems. Outside, enjoy a large fenced-in yard and a covered, screened-in rear patio ideal for outdoor gatherings. Don't miss your opportunity to make this versatile and inviting home your own. Schedule your showing today!

Key facts

• Large fenced-in yard
• 6,970 sq ft lot
• Built 1916

Tags

• LARGE FENCED-IN YARD
• COVERED SCREENED-IN REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Blacklick Valley SD (town): math 37% / reading 50% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 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 ($622 loan paydown + $901 appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 $22k; list at $90k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1916 — 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. 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: 1.44% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $101,260
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1635 Upper Christoff St	0.00mi	3/1.0	1,660 (0%)	1mo	$86,350	$52	99
1375 Davis St	0.68mi	4/2.0 (+1)	1,550 (-7%)	8mo	$120,000	$77	41
637 Mccoy St	0.55mi	3/1.5	1,480 (-11%)	20mo	$89,900	$61	38
1324 Lloyd St	0.46mi	3/1.0	1,416 (-15%)	22mo	$35,000	$25	36
651 Mccoy St	0.55mi	4/2.0 (+1)	1,890 (+14%)	12mo	$70,000	$37	32
101 Lincoln Ave	0.68mi	3/2.0	1,412 (-15%)	21mo	$120,000	$85	22

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

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.16×
• Total profit: $29,238
• Equity at exit: $30,700

10-year hold

• IRR: 25.6%
• Equity multiple: 4.09×
• Total profit: $77,821
• Equity at exit: $40,805

Cash invested: $25,172 (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 15943

• Home prices YoY: 1.0%
• Active inventory: 11
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $433

Break-even live

Break-even rent $743

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-15
   status Pending

   Show marketing remark (781 chars)

   Welcome to 1635 Upper Christoff Street, located in the Blacklick Valley School District! Formerly a duplex, this home has been thoughtfully converted into a spacious single-family residence offering plenty of room. The main level features a generous living room, formal dining area, cozy family room, large eat-in kitchen, and a bright sun porch perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms along with a nicely updated full bathroom. The unfinished basement provides ample storage space and houses the home's mechanical systems. Outside, enjoy a large fenced-in yard and a covered, screened-in rear patio ideal for outdoor gatherings. Don't miss your opportunity to make this versatile and inviting home your own. Schedule your showing today!

2. 2026-04-15
   status Pending 781-char remark

   Show marketing remark (781 chars)

   Welcome to 1635 Upper Christoff Street, located in the Blacklick Valley School District! Formerly a duplex, this home has been thoughtfully converted into a spacious single-family residence offering plenty of room. The main level features a generous living room, formal dining area, cozy family room, large eat-in kitchen, and a bright sun porch perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms along with a nicely updated full bathroom. The unfinished basement provides ample storage space and houses the home's mechanical systems. Outside, enjoy a large fenced-in yard and a covered, screened-in rear patio ideal for outdoor gatherings. Don't miss your opportunity to make this versatile and inviting home your own. Schedule your showing today!

3. 2026-04-03
   listed $89,900 Active

   Show marketing remark (781 chars)

   Welcome to 1635 Upper Christoff Street, located in the Blacklick Valley School District! Formerly a duplex, this home has been thoughtfully converted into a spacious single-family residence offering plenty of room. The main level features a generous living room, formal dining area, cozy family room, large eat-in kitchen, and a bright sun porch perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms along with a nicely updated full bathroom. The unfinished basement provides ample storage space and houses the home's mechanical systems. Outside, enjoy a large fenced-in yard and a covered, screened-in rear patio ideal for outdoor gatherings. Don't miss your opportunity to make this versatile and inviting home your own. Schedule your showing today!

4. 2026-04-03
   listed $89,900 Active 781-char remark

   Show marketing remark (781 chars)

   Welcome to 1635 Upper Christoff Street, located in the Blacklick Valley School District! Formerly a duplex, this home has been thoughtfully converted into a spacious single-family residence offering plenty of room. The main level features a generous living room, formal dining area, cozy family room, large eat-in kitchen, and a bright sun porch perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms along with a nicely updated full bathroom. The unfinished basement provides ample storage space and houses the home's mechanical systems. Outside, enjoy a large fenced-in yard and a covered, screened-in rear patio ideal for outdoor gatherings. Don't miss your opportunity to make this versatile and inviting home your own. Schedule your showing today!

5. 2011-06-03
   soldstatus $22,000
6. 2011-05-31
   soldstatus $22,000
7. 2010-04-21
   listed $24,000
8. 2004-07-16
   soldstatus $32,000
9. 2004-07-15
   soldstatus $32,000
10. 2003-11-26
    listed $45,000
11. 2003-11-20
    listed $45,000
12. 2003-07-17
    listed $45,000

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$243/yr (+$20/mo · 26.0%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,483
• − Mortgage interest: −$5,036
• − Property taxes: −$934
• − Insurance: −$450
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,615
• Taxable income: $3,971
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,238/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: Blacklick Valley SD
• NCES district ID: 4203690
• Math proficiency: 37% ▲ 7.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $38,550
• Composite: 36.25/100
• National rank: #4712
• State rank: #310 of 539 in PA

Livability — Nanty-Glo

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

Census & demographics

• Census place: Nanty-Glo, PA
• City population: 3,747
• Population (ZIP): 3,747

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 1.00%
• Current HPI: 97.1064
• 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

+99.8% since first listed

12 events — show timeline

• 2026-04-15 Pending — CSMLS
• 2026-04-15 Pending — AHARMLS
• 2026-04-03 Listed $89,900 AHARMLS
• 2026-04-03 Listed $89,900 CSMLS
• 2011-06-03 Sold (MLS) $22,000 AHARMLS
• 2011-05-31 Sold (Public Records) $22,000 Public Records
• 2010-04-21 Listed $24,000 AHARMLS
• 2004-07-16 Sold (MLS) $32,000 AHARMLS
• 2004-07-15 Sold (Public Records) $32,000 Public Records
• 2003-11-26 Listed $45,000 AHARMLS
• 2003-11-20 Listed $45,000 AHARMLS
• 2003-07-17 Listed $45,000 AHARMLS

Property tax history

+1.3%/yr

Latest (2026): $934 · +0.0% YoY. Source: county tax records.