304 E High St · Ebensburg, PA 15931

$59,900

3 bd · 2.0 ba · 1,630 sqft · SingleFamily · 160 Days on market

Built 1920 2,613 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 304 E High Street located within the borough of Ebensburg & Central Cambria School District. This large home offers many updates throughout & has the opportunity for you to add your finishing touches. Updates include a brand new metal roof, updated bathrooms, updated kitchen, & so much more! Your main floor includes a large foyer, living area, grand dining room, updated kitchen w/ plenty of cabinet & counter space, & first floor laundry w/ a half bath! Throughout the first floor are also beautiful hardwood floors. The second floor of the home houses 3 large bedrooms identical in size along with a fully updated bathroom. The attic is fully finished and features a large bedroom w/ an additional bonus room. The basement of the home

Key facts

• 2,613 sq ft lot
• Built 1920
• Listed 160 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 87/100 on livability (#53 in PA, #310 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Central Cambria SD (rural): math 40% / reading 55% proficiency, ranked #225 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $68k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. Schools are A-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?
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 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: 2.83% ✓
• Cap rate: 23.92%
• Cash-on-cash: 62.96%
• DSCR: 3.80
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $197,230
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 S Julian St	0.23mi	3/2.0	1,654 (+2%)	6mo	$119,900	$72	81
313 E Highland Ave	0.34mi	3/2.0	1,695 (+4%)	1mo	$92,500	$55	76
411 W Lloyd St	0.33mi	3/1.5	1,696 (+4%)	10mo	$206,000	$121	68
101 Tanner St	0.32mi	3/2.0	1,732 (+6%)	14mo	$260,000	$150	63
415 W Crawford St	0.37mi	3/1.0	1,480 (-9%)	7mo	$164,900	$111	58
306 W Horner St	0.33mi	3/1.5	1,870 (+15%)	4mo	$168,000	$90	55
400 Randolph St	0.58mi	3/2.0	1,512 (-7%)	10mo	$216,000	$143	53
418 E Horner St	0.20mi	4/2.5 (+1)	1,832 (+12%)	18mo	$240,000	$131	48

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: 62.0%
• Equity multiple: 3.77×
• Total profit: $46,393
• Equity at exit: $8,931

10-year hold

• IRR: 66.5%
• Equity multiple: 7.72×
• Total profit: $112,781
• Equity at exit: $5,179

Cash invested: $16,772 (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 15931

• Home prices YoY: -29.5%
• Active inventory: 39
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $880

Break-even live

Break-even rent $580

Max offer price $59,900

Occupancy floor 43%

Sensitivity live

Price	-10% $914	-5% $897	+0% $880	+5% $863	+10% $846
Rent	-10% $746	-5% $813	+0% $880	+5% $947	+10% $1,014
Rate	-1.0pp $910	-0.5pp $895	base $880	+0.5pp $864	+1.0pp $849

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-22
   status Pending
2. 2026-04-06
   price $59,900
3. 2026-03-06
   price $72,500
4. 2026-02-02
   price $84,500
5. 2026-01-02
   price $94,900
6. 2025-12-15
   price $106,300
7. 2025-11-13
   listed $127,500 Active
8. 2023-06-12
   soldstatus $117,900
9. 2023-05-31
   soldstatus $117,900 Closed 777-char remark

   Show marketing remark (1156 chars)

   Welcome to 304 E High Street located within the borough of Ebensburg & Central Cambria School District. This large home offers many updates throughout & has the opportunity for you to add your finishing touches. Updates include a brand new metal roof, updated bathrooms, updated kitchen, & so much more! Your main floor includes a large foyer, living area, grand dining room, updated kitchen w/ plenty of cabinet & counter space, & first floor laundry w/ a half bath! Throughout the first floor are also beautiful hardwood floors. The second floor of the home houses 3 large bedrooms identical in size along with a fully updated bathroom. The attic is fully finished and features a large bedroom w/ an additional bonus room. The basement of the home has carpeting, & a full bathroom. Fully finish the basement by adding a drop ceiling & now you have a great entertaining space! The exterior of the property features two covered porches and a private yard. This property is located within the heart of the borough and is within walking distance to all restaurants, shops, etc. Call to schedule your private tour today!

10. 2023-05-31
    soldstatus $117,900 Closed 1156-char remark

    Show marketing remark (1156 chars)

    Welcome to 304 E High Street located within the borough of Ebensburg & Central Cambria School District. This large home offers many updates throughout & has the opportunity for you to add your finishing touches. Updates include a brand new metal roof, updated bathrooms, updated kitchen, & so much more! Your main floor includes a large foyer, living area, grand dining room, updated kitchen w/ plenty of cabinet & counter space, & first floor laundry w/ a half bath! Throughout the first floor are also beautiful hardwood floors. The second floor of the home houses 3 large bedrooms identical in size along with a fully updated bathroom. The attic is fully finished and features a large bedroom w/ an additional bonus room. The basement of the home has carpeting, & a full bathroom. Fully finish the basement by adding a drop ceiling & now you have a great entertaining space! The exterior of the property features two covered porches and a private yard. This property is located within the heart of the borough and is within walking distance to all restaurants, shops, etc. Call to schedule your private tour today!

11. 2023-03-31
    status Pending 1156-char remark

    Show marketing remark (777 chars)

    Welcome to 304 E High Street located within the borough of Ebensburg & Central Cambria School District. This large home offers many updates throughout & has the opportunity for you to add your finishing touches. Updates include a brand new metal roof, updated bathrooms, updated kitchen, & so much more! Your main floor includes a large foyer, living area, grand dining room, updated kitchen w/ plenty of cabinet & counter space, & first floor laundry w/ a half bath! Throughout the first floor are also beautiful hardwood floors. The second floor of the home houses 3 large bedrooms identical in size along with a fully updated bathroom. The attic is fully finished and features a large bedroom w/ an additional bonus room. The basement of the home

12. 2023-03-31
    status Pending 777-char remark

    Show marketing remark (777 chars)

    Welcome to 304 E High Street located within the borough of Ebensburg & Central Cambria School District. This large home offers many updates throughout & has the opportunity for you to add your finishing touches. Updates include a brand new metal roof, updated bathrooms, updated kitchen, & so much more! Your main floor includes a large foyer, living area, grand dining room, updated kitchen w/ plenty of cabinet & counter space, & first floor laundry w/ a half bath! Throughout the first floor are also beautiful hardwood floors. The second floor of the home houses 3 large bedrooms identical in size along with a fully updated bathroom. The attic is fully finished and features a large bedroom w/ an additional bonus room. The basement of the home

13. 2023-02-07
    listed $117,900 Active 777-char remark

    Show marketing remark (1156 chars)

    Welcome to 304 E High Street located within the borough of Ebensburg & Central Cambria School District. This large home offers many updates throughout & has the opportunity for you to add your finishing touches. Updates include a brand new metal roof, updated bathrooms, updated kitchen, & so much more! Your main floor includes a large foyer, living area, grand dining room, updated kitchen w/ plenty of cabinet & counter space, & first floor laundry w/ a half bath! Throughout the first floor are also beautiful hardwood floors. The second floor of the home houses 3 large bedrooms identical in size along with a fully updated bathroom. The attic is fully finished and features a large bedroom w/ an additional bonus room. The basement of the home has carpeting, & a full bathroom. Fully finish the basement by adding a drop ceiling & now you have a great entertaining space! The exterior of the property features two covered porches and a private yard. This property is located within the heart of the borough and is within walking distance to all restaurants, shops, etc. Call to schedule your private tour today!

14. 2023-02-07
    listed $117,900 Active 1156-char remark

    Show marketing remark (1156 chars)

    Welcome to 304 E High Street located within the borough of Ebensburg & Central Cambria School District. This large home offers many updates throughout & has the opportunity for you to add your finishing touches. Updates include a brand new metal roof, updated bathrooms, updated kitchen, & so much more! Your main floor includes a large foyer, living area, grand dining room, updated kitchen w/ plenty of cabinet & counter space, & first floor laundry w/ a half bath! Throughout the first floor are also beautiful hardwood floors. The second floor of the home houses 3 large bedrooms identical in size along with a fully updated bathroom. The attic is fully finished and features a large bedroom w/ an additional bonus room. The basement of the home has carpeting, & a full bathroom. Fully finish the basement by adding a drop ceiling & now you have a great entertaining space! The exterior of the property features two covered porches and a private yard. This property is located within the heart of the borough and is within walking distance to all restaurants, shops, etc. Call to schedule your private tour today!

15. 2004-11-05
    soldstatus $30,000
16. 1993-10-01
    soldstatus $16,000

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/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 2/10 Low 7 d/yr ≥90°F today · 18 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: $20,330
• − Mortgage interest: −$3,355
• − Property taxes: −$1,432
• − Insurance: −$300
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$1,743
• Taxable income: $10,248
• Est. tax owed @ 24.0%: −$2,459
• After-tax cash flow: $8,100/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: Central Cambria SD
• NCES district ID: 4205340
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 55% ▼ -13.00%
• Median HH income: $50,276
• Composite: 40.68/100
• National rank: #3674
• State rank: #225 of 539 in PA

Livability — Ebensburg

• Score: 87/100
• State rank: #53
• US rank: #310

Category grades

Amenities C+ 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: Ebensburg, PA
• Population (ZIP): 8,852

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% Black 2% Two or more races 2%
• Common ancestry: Romanian 12% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% 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: ▼ -54.99%
• Current HPI: 131.3961
• 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

+274.4% since first listed

16 events — show timeline

• 2026-04-22 Pending — AHARMLS
• 2026-04-06 Price Changed $59,900 AHARMLS
• 2026-03-06 Price Changed $72,500 AHARMLS
• 2026-02-02 Price Changed $84,500 AHARMLS
• 2026-01-02 Price Changed $94,900 AHARMLS
• 2025-12-15 Price Changed $106,300 AHARMLS
• 2025-11-13 Listed $127,500 AHARMLS
• 2023-06-12 Sold (Public Records) $117,900 Public Records
• 2023-05-31 Sold (MLS) $117,900 AHARMLS
• 2023-05-31 Sold (MLS) $117,900 CSMLS
• 2023-03-31 Pending — AHARMLS
• 2023-03-31 Pending — CSMLS
• 2023-02-07 Listed $117,900 AHARMLS
• 2023-02-07 Listed $117,900 CSMLS
• 2004-11-05 Sold (Public Records) $30,000 Public Records
• 1993-10-01 Sold (Public Records) $16,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,432 · +2.9% YoY. Source: county tax records.