638 Luzerne St · Westmont, PA 15905

$252,500

None bd · None ba · 4,688 sqft · MultiFamily · 2 Days on market

8,000 sqft lot Est $263k · 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 +9.2/15.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

YOU WON'T FIND A NICER MULT-UNIT than this brick 3-story. Located on a corner lot on historic Luzerne Street in Westmont, this beautiful home features 3 separate apartments. Old-world charm with all of the modern conveniences of today. Beautiful woodwork stained and beveled glass windows/doors. Gorgeous newly updated kitchens with all newer appliances. Enclosed sunroom access in rear for all 3 floors. Full basement with laundry facilities. Large 3 car detached garage. Just steps away from Stackhouse Park and trails.

Key facts

• Historic westmont
• Updated kitchens
• Original woodwork

Tags

• TREE-LINED LUZERNE STREET
• HISTORIC WESTMONT
• ORIGINAL WOODWORK
• STAINED AND BEVELED GLASS
• UPDATED KITCHENS
• ENCLOSED REAR SUNROOM

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached concrete parking
• Security: Security system
• Utilities: Cable available; Public sewer
• Home design: Residential income property; Multi-family; 3 stories
• Construction: Brick and frame construction; Shingle roof
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Range/Oven; Refrigerator
• Bedrooms:
• Flooring: Hardwood; Carpet; Ceramic tile; Wood
• Bathrooms:
• Heating & cooling: Natural gas heating; Hot water heating; Ceiling fans; Window air conditioning
• Interior features: Eat-in kitchen; Entrance foyer; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $252k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $436/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $252k).

Location & tenants

• Location reads 82/100 on livability (#144 in PA, #1,167 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F.
• Westmont Hilltop SD (suburban): math 39% / reading 51% proficiency, ranked #252 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• At $3,929/mo this rent would consume 68% of the median local household income ($69k/yr) (locally 359% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $71k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $215k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $252,500

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 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?
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: 1.56% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $262,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Luzerne St	0.13mi	9/5.0	4,919 (+5%)	10mo	$275,000	$56	78
304 State St	0.72mi	8/4.0	5,140 (+10%)	15mo	$265,800	$52	38

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $42,561
• Equity at exit: $37,649

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $144,800
• Equity at exit: $21,832

Cash invested: $70,700 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $3,929 medium
• Mortgage (P&I): −$1,324
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $1,309

Break-even live

Break-even rent $2,272

Max offer price $252,500

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$3,930
Total (3 units)			$3,929

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: $63,125
• Closing costs: $7,575
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $252,500 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $252,500 Active 1 DOM

ⓘ 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: $4,384 · $365/mo
• Projected year-2 tax: $4,384 · $365/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 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 14 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: $47,148
• − Mortgage interest: −$14,144
• − Property taxes: −$4,384
• − Insurance: −$1,262
• − Repairs & maintenance: −$3,772
• − Management: −$3,772
• − Depreciation: −$7,345
• Taxable income: $12,469
• Est. tax owed @ 24.0%: −$2,992
• After-tax cash flow: $12,719/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: Westmont Hilltop SD
• NCES district ID: 4226130
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $59,325
• Composite: 39.49/100
• National rank: #3955
• State rank: #252 of 539 in PA

Livability — Westmont

• Score: 82/100
• State rank: #144
• US rank: #1167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmont, PA
• County: Cambria County · 30,791 people
• City population: 30,791
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -64.18%
• Current HPI: 142.5218
• 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

+271.3% since first listed

5 events — show timeline

• 2026-06-17 Listed $252,500 CSMLS
• 2022-03-21 Sold (Public Records) $215,000 Public Records
• 2022-03-17 Sold (MLS) $215,000 CSMLS
• 1987-05-01 Sold (Public Records) $76,000 Public Records
• 1985-03-01 Sold (Public Records) $68,000 Public Records

Property tax history

+0.6%/yr

Latest (2026): $4,384 · +0.0% YoY. Source: county tax records.