307 State Street, A-3 St Unit A-3 · Southmont, PA 15905

$74,000

2 bd · 2.0 ba · 801 sqft · Condo · 67 Days on market

Built 1984 Good condition $92/sqft · 14% below area Est $86k · 14% under $232/mo HOA · 26% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +14.0/15.0
• Cash flow +11.3/30.0
• 1% rule +7.3/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready!! Stop shoveling snow and cutting grass! Enjoy carefree living in this tastefully furnished 2-bedroom, 2 bath condo including stainless steel appliances and washer/dryer. Located in the Southmont Park Condominiums. 1 mile to Conemaugh Hospital and the Hiram G Andrews/Technical Center. Located on public bus line. Sq ft by condo floor plans. Association fees include garbage, snow and lawn care. Unit owner pays electric, water, city and municipal sewer fees. Association fees are $232.17 month. No pets. Assigned parking lot spaces. Offered furnished but could be purchased unfurnished.

Key facts

• Public bus line
• Built 1984
• Listed 67 days

Tags

• STAINLESS STEEL APPLIANCES
• PUBLIC BUS LINE
• ASSIGNED PARKING LOT SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (18.2% below list).
• Meets the 1% rule at list price ($907 rent vs $74k).
• Recommended offer: $61k (18.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#351 in PA, #3,081 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Westmont Hilltop El Sch (math 37% / reading 49%, grade F, #873 of 1,518 statewide, top 58%, 739 students, 47% FRL); Westmont Hilltop Jshs (math 42% / reading 57%, grade D, #138 of 437 statewide, top 34%, 725 students, 38% FRL) — zoned schools average 43% FRL vs 24% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,509 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.23% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 6.8

CMA / ARV

• ARV (median comp): $86,444
• List price: $74,000
• Delta: -14.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-17,732
• Equity at exit: $11,034

10-year hold

• IRR: -20.1%
• Equity multiple: -0.08×
• Total profit: $-22,286
• Equity at exit: $6,398

Cash invested: $20,720 (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: 93
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$232
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-93

Break-even live

Break-even rent $1,025

Max offer price $60,509

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-68	+0% $-93	+5% $-119	+10% $-144
Rent	-10% $-165	-5% $-129	+0% $-93	+5% $-57	+10% $-22
Rate	-1.0pp $-56	-0.5pp $-74	base $-93	+0.5pp $-112	+1.0pp $-132

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1781 Goucher St Johnstown, PA	1.0–2.0	1.0	592	$740	$1.25	25d	4	1.33mi

HOA detail condo

• Monthly dues: $232 · $2,784/yr
• Likely covers: watersewertrashelectriclandscapingparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $74,000 Active 67 DOM
2. 2026-06-19
   days on market $74,000 Active 65 DOM
3. 2026-06-18
   days on market $74,000 Active 64 DOM
4. 2026-06-17
   days on market $74,000 Active 63 DOM
5. 2026-06-16
   days on market $74,000 Active 62 DOM
6. 2026-06-15
   days on market $74,000 Active 61 DOM
7. 2026-06-14
   days on market $74,000 Active 59 DOM
8. 2026-06-12
   days on market $74,000 Active 58 DOM
9. 2026-06-09
   days on market $74,000 Active 55 DOM
10. 2026-06-08
    days on market $74,000 Active 54 DOM
11. 2026-06-07
    days on market $74,000 Active 53 DOM
12. 2026-06-05
    days on market $74,000 Active 50 DOM
13. 2026-06-03
    days on market $74,000 Active 49 DOM
14. 2026-06-02
    days on market $74,000 Active 48 DOM
15. 2026-06-01
    days on market $74,000 Active 47 DOM
16. 2026-05-31
    days on market $74,000 Active 46 DOM
17. 2026-05-30
    days on market $74,000 Active 45 DOM
18. 2026-04-21
    status Active 601-char remark

    Show marketing remark (601 chars)

    Move in ready!! Stop shoveling snow and cutting grass! Enjoy carefree living in this tastefully furnished 2-bedroom, 2 bath condo including stainless steel appliances and washer/dryer. Located in the Southmont Park Condominiums. 1 mile to Conemaugh Hospital and the Hiram G Andrews/Technical Center. Located on public bus line. Sq ft by condo floor plans. Association fees include garbage, snow and lawn care. Unit owner pays electric, water, city and municipal sewer fees. Association fees are $232.17 month. No pets. Assigned parking lot spaces. Offered furnished but could be purchased unfurnished.

19. 2026-04-21
    status Active 601-char remark

    Show marketing remark (601 chars)

    Move in ready!! Stop shoveling snow and cutting grass! Enjoy carefree living in this tastefully furnished 2-bedroom, 2 bath condo including stainless steel appliances and washer/dryer. Located in the Southmont Park Condominiums. 1 mile to Conemaugh Hospital and the Hiram G Andrews/Technical Center. Located on public bus line. Sq ft by condo floor plans. Association fees include garbage, snow and lawn care. Unit owner pays electric, water, city and municipal sewer fees. Association fees are $232.17 month. No pets. Assigned parking lot spaces. Offered furnished but could be purchased unfurnished.

20. 2026-03-26
    status Pending 601-char remark

    Show marketing remark (601 chars)

    Move in ready!! Stop shoveling snow and cutting grass! Enjoy carefree living in this tastefully furnished 2-bedroom, 2 bath condo including stainless steel appliances and washer/dryer. Located in the Southmont Park Condominiums. 1 mile to Conemaugh Hospital and the Hiram G Andrews/Technical Center. Located on public bus line. Sq ft by condo floor plans. Association fees include garbage, snow and lawn care. Unit owner pays electric, water, city and municipal sewer fees. Association fees are $232.17 month. No pets. Assigned parking lot spaces. Offered furnished but could be purchased unfurnished.

21. 2026-03-26
    status Pending 601-char remark

    Show marketing remark (601 chars)

    Move in ready!! Stop shoveling snow and cutting grass! Enjoy carefree living in this tastefully furnished 2-bedroom, 2 bath condo including stainless steel appliances and washer/dryer. Located in the Southmont Park Condominiums. 1 mile to Conemaugh Hospital and the Hiram G Andrews/Technical Center. Located on public bus line. Sq ft by condo floor plans. Association fees include garbage, snow and lawn care. Unit owner pays electric, water, city and municipal sewer fees. Association fees are $232.17 month. No pets. Assigned parking lot spaces. Offered furnished but could be purchased unfurnished.

22. 2026-03-20
    listed $74,000 Active 601-char remark

    Show marketing remark (601 chars)

    Move in ready!! Stop shoveling snow and cutting grass! Enjoy carefree living in this tastefully furnished 2-bedroom, 2 bath condo including stainless steel appliances and washer/dryer. Located in the Southmont Park Condominiums. 1 mile to Conemaugh Hospital and the Hiram G Andrews/Technical Center. Located on public bus line. Sq ft by condo floor plans. Association fees include garbage, snow and lawn care. Unit owner pays electric, water, city and municipal sewer fees. Association fees are $232.17 month. No pets. Assigned parking lot spaces. Offered furnished but could be purchased unfurnished.

23. 2026-03-19
    listed $74,000 Active 601-char remark

    Show marketing remark (601 chars)

    Move in ready!! Stop shoveling snow and cutting grass! Enjoy carefree living in this tastefully furnished 2-bedroom, 2 bath condo including stainless steel appliances and washer/dryer. Located in the Southmont Park Condominiums. 1 mile to Conemaugh Hospital and the Hiram G Andrews/Technical Center. Located on public bus line. Sq ft by condo floor plans. Association fees include garbage, snow and lawn care. Unit owner pays electric, water, city and municipal sewer fees. Association fees are $232.17 month. No pets. Assigned parking lot spaces. Offered furnished but could be purchased unfurnished.

24. 2024-04-01
    listed $72,000 Active
25. 2024-04-01
    soldstatus $68,500 Closed
26. 2024-04-01
    soldstatus $68,500 Closed
27. 2024-02-09
    status Pending
28. 2024-01-22
    listed $72,000 Active
29. 2013-03-25
    soldstatus $40,000
30. 2012-04-27
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $10,885
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$1,168
• − Repairs & maintenance: −$871
• − Management: −$871
• − HOA: −$2,784
• − Depreciation: −$2,153
• Taxable loss: −$2,216
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $-587/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready condo in Southmont Park Condominiums offers a good condition with minor cosmetic updates needed for optimal value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window seals — Improves energy efficiency and reduces heating/cooling costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window seals — Improves energy efficiency and reduces heating/cooling costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Southmont

• Score: 77/100
• State rank: #351
• US rank: #3081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southmont, PA
• County: Cambria County · 30,791 people
• 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

+48.3% since first listed

13 events — show timeline

• 2026-04-21 Relisted — CSMLS
• 2026-04-21 Relisted — CSMLS
• 2026-03-26 Pending — CSMLS
• 2026-03-26 Pending — CSMLS
• 2026-03-20 Listed $74,000 CSMLS
• 2026-03-19 Listed $74,000 CSMLS
• 2024-04-01 Listed $72,000 AHARMLS
• 2024-04-01 Sold (MLS) $68,500 CSMLS
• 2024-04-01 Sold (MLS) $68,500 AHARMLS
• 2024-02-09 Pending — CSMLS
• 2024-01-22 Listed $72,000 CSMLS
• 2013-03-25 Sold (MLS) $40,000 CSMLS
• 2012-04-27 Listed $49,900 CSMLS