182 N Main St · Carrolltown, PA 15722

$84,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 2 Days on market

Built 1918 Average condition 4,792 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to 182 N Main Street in Carrolltown! This beautifully maintained home offers comfort, functionality, and charm, all situated on a nicely sized lot. The main level features a spacious bonus room, inviting living room, and a well-appointed eat-in kitchen. You'll also find a large mudroom, a full bathroom with convenient first-floor laundry, and a generously sized main-floor bedroom, providing the option for one-level living. Upstairs offers two additional bedrooms along with ample hallway closet space for extra storage. The full basement is clean, unfinished, and ideal for storage while housing well-maintained mechanical systems. Outside, enjoy the durability of a metal roof, a large

Key facts

• 4,792 sq ft lot
• Built 1918
• Listed 2 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Brick and vinyl siding construction
• Exterior features: Metal roof; Approximately 0.11-acre lot; Residential zoning

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 69/100 on livability (#852 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cambria Heights SD (rural): math 27% / reading 63% proficiency, ranked #280 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 $3k of equity ($587 loan paydown + $3k appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1918 — 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. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.34×
• Total profit: $31,801
• Equity at exit: $40,159

10-year hold

• IRR: 23.6%
• Equity multiple: 4.51×
• Total profit: $83,376
• Equity at exit: $63,479

Cash invested: $23,772 (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 15722

• Home prices YoY: 3.5%
• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $309

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $84,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $84,900 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,608
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,470
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,108/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 · 13 photos

Average 55/100 Cosmetic rehab

This home is in average condition with cosmetic updates needed, particularly to the exterior siding and landscaping. Painting and landscaping improvements can significantly enhance its value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repainting.
• Major Landscaping — Basic and could be improved for better curb appeal.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can significantly improve the home's curb appeal and value.
• Rental Landscaping — Improved landscaping can attract more renters and increase rental value.
• Resale Kitchen appliances — Upgrading to modern appliances can enhance the home's appeal and value.
• Resale Bathroom fixtures — Upgrading to modern fixtures can enhance the home's appeal and value.
• Both Landscaping — Improved landscaping can enhance the home's curb appeal and attract more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting.	Major	$15,000–50,000
Landscaping · Basic and could be improved for better curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Rental Landscaping — Improved landscaping can attract more renters and increase rental value. ↑
• Resale Kitchen appliances — Upgrading to modern appliances can enhance the home's appeal and value. ↑
• Resale Bathroom fixtures — Upgrading to modern fixtures can enhance the home's appeal and value. ↑
• Both Landscaping — Improved landscaping can enhance the home's curb appeal and attract more buyers/renters. ↑

ⓘ 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: Cambria Heights SD
• NCES district ID: 4204740
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $44,855
• Composite: 38.0/100
• National rank: #4291
• State rank: #280 of 539 in PA

Livability — Carrolltown

• Score: 69/100
• State rank: #852
• US rank: #8923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrolltown, PA
• Population (ZIP): 2,382

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 13% Iranian 8% Lithuanian 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: ▲ 3.41%
• Current HPI: 100.5281
• 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

1 event — show timeline

• 2026-06-16 Listed $84,900 CSMLS