509-511 Broad St · South Fork, PA 15956

$49,900

6 bd · 2.0 ba · 1,984 sqft · MultiFamily · 27 Days on market

3,049 sqft lot $25/sqft · 7% above area Est $47k · 7% over

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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
• Appreciation +5.6/10.0
• ARV discount +4.5/15.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

EXPAND YOUR REAL ESTATE PORTFOLIO. .. this 2-unit home in South Fork Boro could be a great addition. Each of the units include living room, dining room, kitchen, 3 bedrooms, and full bath. Both units have oil forced air heat, metal roof, separate utilities, coverd porches, and off-street parking. Windows have been replaced and have lifetime transferable warranty. Don't miss the opportunity - call today for more details, to receive your tour packet, and to schedule a personal tour!

Key facts

• Kitchen
• Living room
• 2 unit home

Tags

• 2 UNIT HOME
• LIVING ROOM
• DINING ROOM
• KITCHEN
• FULL BATH
• OIL FORCED AIR HEAT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: Multi-family residential income property; 2-story building
• Construction: Frame construction; Metal roof
• Exterior features: Covered porch

Interior

• Bedrooms: Two 3-bedroom units
• Flooring: Carpet; Hardwood; Laminate; Wood
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $623/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,644 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, schools F, amenities F.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $961 of equity ($345 loan paydown + $616 appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $27k; list at $50k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $49,151 (1.5% below list)

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 4.09% ✓
• Cap rate: 36.27%
• Cash-on-cash: 107.07%
• DSCR: 5.76
• GRM: 2.0

CMA / ARV

• ARV (median comp): $46,789
• List price: $49,900
• Delta: 6.65%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.79×
• Total profit: $80,952
• Equity at exit: $17,649

10-year hold

• IRR: —
• Equity multiple: 14.10×
• Total profit: $182,994
• Equity at exit: $23,935

Cash invested: $13,972 (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 15956

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $1,247

Break-even live

Break-even rent $462

Max offer price $49,900

Occupancy floor 34%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,040
Total (2 units)			$2,040

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   statusdays on market $49,900 Pending 27 DOM
2. 2026-06-07
   days on market $49,900 Active 26 DOM
3. 2026-06-04
   days on market $49,900 Active 23 DOM
4. 2026-06-02
   days on market $49,900 Active 22 DOM
5. 2026-06-01
   days on market $49,900 Active 21 DOM
6. 2026-05-31
   days on market $49,900 Active 20 DOM
7. 2026-05-19
   status Active 485-char remark
8. 2026-05-11
   status Pending 485-char remark
9. 2026-05-04
   listed $49,900 Active 485-char remark
10. 2009-09-04
    soldstatus $27,000
11. 1989-10-01
    soldstatus $22,000

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $990 · $82/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 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,480
• − Mortgage interest: −$2,795
• − Property taxes: −$990
• − Insurance: −$250
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$1,452
• Taxable income: $15,077
• Est. tax owed @ 24.0%: −$3,618
• After-tax cash flow: $11,341/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: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 of 539 in PA

Livability — South Fork

• Score: 56/100
• State rank: #1644
• US rank: #22758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Fork, PA
• Population (ZIP): 2,464

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 3% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Iranian 6% Polish 2%
• Foreign-born: 0%

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: ▲ 1.24%
• Current HPI: 65.5057
• 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

+126.8% since first listed

6 events — show timeline

• 2026-06-07 Pending — CSMLS
• 2026-05-19 Relisted — CSMLS
• 2026-05-11 Pending — CSMLS
• 2026-05-04 Listed $49,900 CSMLS
• 2009-09-04 Sold (Public Records) $27,000 Public Records
• 1989-10-01 Sold (Public Records) $22,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $990 · +2.7% YoY. Source: county tax records.