1408 State Route 1042 · Cowanshannock, PA 16244

$90,000

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 82 Days on market

Built 1910 10,018 sqft lot $67/sqft · 25% below area Est $120k · 25% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nu Mine, Pennsylvania — Welcome to this well-maintained 3-bedroom, 1 full bathroom home offering comfort, functionality, and appealing outdoor space. Inside, you’ll find newer flooring and updated fixtures that provide a fresh, modern feel while maintaining a warm and inviting atmosphere. The layout is practical and efficient, making it ideal whether you're looking for a primary residence or an investment opportunity. The exterior features truly set this property apart. A spacious 3-car garage offers ample room for vehicles, storage, or workshop space—perfect for hobbyists or those needing extra flexibility. Step outside onto the deck, which overlooks a level backyard, providing a great vantage point for relaxing, entertaining, or keeping an eye on outdoor activities. The yard is perfect for kiddos and pets. Located in a quiet setting, this property offers a balance of privacy and convenience while still being within reach of nearby amenities. Whether you're hosting friends on the deck, utilizing the expansive garage space, or enjoying the open backyard, this home provides versatility and value. Don’t miss the opportunity to own a move-in ready home with desirable updates, ample storage, and a great outdoor setup in a peaceful Nu Mine, Pennsylvania location.

Key facts

• 0.23 acre lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Armstrong County population projected at -27% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.43% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.14%
• DSCR: 1.81
• GRM: 5.8

CMA / ARV

• ARV (median comp): $119,738
• List price: $90,000
• Delta: -24.84%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1050 5th St	0.35mi	3/1.5 (-1)	1,500 (+12%)	20mo	$114,000	$76	41

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: 24.6%
• Equity multiple: 2.39×
• Total profit: $35,131
• Equity at exit: $40,468

10-year hold

• IRR: 25.4%
• Equity multiple: 4.62×
• Total profit: $91,118
• Equity at exit: $62,366

Cash invested: $25,200 (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 16244

• Active inventory: 2
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $381

Break-even live

Break-even rent $807

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $432	-5% $406	+0% $381	+5% $355	+10% $330
Rent	-10% $279	-5% $330	+0% $381	+5% $432	+10% $483
Rate	-1.0pp $426	-0.5pp $404	base $381	+0.5pp $358	+1.0pp $334

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 82 DOM
2. 2026-06-18
   days on market $90,000 Active 80 DOM
3. 2026-06-18
   price $90,000 Active 79 DOM
4. 2026-06-17
   days on market $95,000 Active 79 DOM
5. 2026-06-16
   days on market $95,000 Active 78 DOM
6. 2026-06-15
   days on market $95,000 Active 77 DOM
7. 2026-06-13
   days on market $95,000 Active 75 DOM
8. 2026-06-12
   days on market $95,000 Active 74 DOM
9. 2026-06-09
   days on market $95,000 Active 71 DOM
10. 2026-06-08
    days on market $95,000 Active 70 DOM
11. 2026-06-08
    days on market $95,000 Active 69 DOM
12. 2026-06-07
    days on market $95,000 Active 68 DOM
13. 2026-06-04
    days on market $95,000 Active 65 DOM
14. 2026-06-02
    days on market $95,000 Active 64 DOM
15. 2026-06-01
    days on market $95,000 Active 63 DOM
16. 2026-05-31
    days on market $95,000 Active 62 DOM
17. 2026-03-30
    listed $95,000 Active 1302-char remark

    Show marketing remark (1302 chars)

    Nu Mine, Pennsylvania — Welcome to this well-maintained 3-bedroom, 1 full bathroom home offering comfort, functionality, and appealing outdoor space. Inside, you’ll find newer flooring and updated fixtures that provide a fresh, modern feel while maintaining a warm and inviting atmosphere. The layout is practical and efficient, making it ideal whether you're looking for a primary residence or an investment opportunity. The exterior features truly set this property apart. A spacious 3-car garage offers ample room for vehicles, storage, or workshop space—perfect for hobbyists or those needing extra flexibility. Step outside onto the deck, which overlooks a level backyard, providing a great vantage point for relaxing, entertaining, or keeping an eye on outdoor activities. The yard is perfect for kiddos and pets. Located in a quiet setting, this property offers a balance of privacy and convenience while still being within reach of nearby amenities. Whether you're hosting friends on the deck, utilizing the expansive garage space, or enjoying the open backyard, this home provides versatility and value. Don’t miss the opportunity to own a move-in ready home with desirable updates, ample storage, and a great outdoor setup in a peaceful Nu Mine, Pennsylvania location.

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,471
• − Mortgage interest: −$5,041
• − Property taxes: −$1,538
• − Insurance: −$450
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,618
• Taxable income: $3,349
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,767/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Cowanshannock

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

Census & demographics

• Population (ZIP): 329

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 6% Iranian 2%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-03-30 Listed $95,000 West Penn MLS

Property tax history

+0.7%/yr

Latest (2026): $1,538 · +0.0% YoY. Source: county tax records.