219-221 David St · Dale, PA 15902

$31,500

5 bd · 4.0 ba · 2,520 sqft · MultiFamily · 143 Days on market

Built 1920 3,920 sqft lot $12/sqft · 26% below area Est $43k · 26% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investors, turn this vacant duplex back into a 4-plex. Or restore it as a duplex, and finish out the walk-up attics for additional bedroom space. Newer metal roof and windows.

Key facts

• 4-plex
• Newer windows
• Vacant duplex

Tags

• VACANT DUPLEX
• 4-PLEX
• WALK-UP ATTICS
• NEWER METAL ROOF
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $32k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#873 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute D-, employment F.
• Ferndale Area SD (suburban): math 31% / reading 56% proficiency, ranked #316 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• At $3,192/mo this rent would consume 87% of the median local household income ($44k/yr) (locally 266% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $218 of loan paydown is wiped out by about $945 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $7k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $32k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. 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 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: 10.13% ✓
• Cap rate: 94.06%
• Cash-on-cash: 313.47%
• DSCR: 14.95
• GRM: 0.8

CMA / ARV

• ARV (median comp): $42,652
• List price: $31,500
• Delta: -26.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922-924 Von Lunen Rd	0.32mi	5/—	2,590 (+3%)	4mo	$25,800	$10	77
538-540 Oak St	0.25mi	5/4.0	2,544 (+1%)	18mo	$47,000	$18	72
533-535 Fronheiser St	0.11mi	6/3.0 (+1)	2,752 (+9%)	5mo	$20,000	$7	67
833-835 Bedford St	0.07mi	4/2.0 (-1)	2,572 (+2%)	21mo	$52,000	$20	63
539 & 541 Ash St	0.16mi	6/2.0 (+1)	2,448 (-3%)	19mo	$65,000	$27	59
538/540 Horner St	0.40mi	6/4.0 (+1)	2,428 (-4%)	15mo	$40,000	$16	58
506-508 Mcmillen St	0.24mi	6/2.0 (+1)	2,288 (-9%)	5mo	$52,000	$23	57
709-711 Mcmillen St	0.16mi	6/2.0 (+1)	2,376 (-6%)	22mo	$50,000	$21	52
630-632 Wood St	0.31mi	6/2.0 (+1)	2,640 (+5%)	20mo	$54,900	$21	48
162-164 Dupont St	0.71mi	4/2.0 (-1)	2,172 (-14%)	17mo	$42,000	$19	17

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: —
• Equity multiple: 17.06×
• Total profit: $141,686
• Equity at exit: $4,697

10-year hold

• IRR: —
• Equity multiple: 36.43×
• Total profit: $312,528
• Equity at exit: $2,724

Cash invested: $8,820 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $3,192 medium
• Mortgage (P&I): −$165
• Tax est. 1.5%: −$39 /mo · $472/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $2,304

Break-even live

Break-even rent $276

Max offer price $31,500

Occupancy floor 23%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,192
Total (4 units)			$3,192

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: $7,875
• Closing costs: $945
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-12
   days on market $31,500 Active 143 DOM
2. 2026-06-09
   days on market $31,500 Active 140 DOM
3. 2026-06-08
   days on market $31,500 Active 139 DOM
4. 2026-06-07
   days on market $31,500 Active 138 DOM
5. 2026-06-05
   days on market $31,500 Active 135 DOM
6. 2026-06-03
   days on market $31,500 Active 134 DOM
7. 2026-06-02
   days on market $31,500 Active 133 DOM
8. 2026-06-01
   days on market $31,500 Active 132 DOM
9. 2026-05-31
   days on market $31,500 Active 131 DOM
10. 2026-05-30
    days on market $31,500 Active 130 DOM
11. 2026-03-30
    status Active 175-char remark

    Show marketing remark (175 chars)

    Investors, turn this vacant duplex back into a 4-plex. Or restore it as a duplex, and finish out the walk-up attics for additional bedroom space. Newer metal roof and windows.

12. 2026-02-23
    price $31,500 175-char remark

    Show marketing remark (175 chars)

    Investors, turn this vacant duplex back into a 4-plex. Or restore it as a duplex, and finish out the walk-up attics for additional bedroom space. Newer metal roof and windows.

13. 2026-02-05
    price $35,500 175-char remark

    Show marketing remark (175 chars)

    Investors, turn this vacant duplex back into a 4-plex. Or restore it as a duplex, and finish out the walk-up attics for additional bedroom space. Newer metal roof and windows.

14. 2026-01-14
    listed $38,500 Active 175-char remark

    Show marketing remark (175 chars)

    Investors, turn this vacant duplex back into a 4-plex. Or restore it as a duplex, and finish out the walk-up attics for additional bedroom space. Newer metal roof and windows.

15. 2025-07-21
    soldstatus $10,500 Closed 135-char remark

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

16. 2025-07-21
    soldstatus $10,500 Closed

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

17. 2025-05-27
    status Pending

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

18. 2025-05-27
    status Pending 135-char remark

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

19. 2025-05-15
    status Active
20. 2025-05-03
    historical

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

21. 2025-05-03
    status Active

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

22. 2025-05-03
    status Active 135-char remark

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

23. 2025-04-30
    status Pending 135-char remark

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

24. 2025-04-30
    historical Active Under Contract

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

25. 2025-04-29
    price $25,000

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

26. 2025-04-29
    price $25,000 135-char remark

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

27. 2025-02-25
    listed $30,000 Active 135-char remark

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

28. 2025-02-25
    listed $30,000 Active

    Show marketing remark (135 chars)

    Investors special. Turn this apartment building back into a profitable 2-4 unit residence. It has a newer metal roof and newer windows.

29. 1999-04-05
    soldstatus $23,900
30. 1998-12-09
    listed $23,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 19 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: $38,304
• − Mortgage interest: −$1,764
• − Property taxes: −$472
• − Insurance: −$158
• − Repairs & maintenance: −$3,064
• − Management: −$3,064
• − Depreciation: −$916
• Taxable income: $28,865
• Est. tax owed @ 24.0%: −$6,927
• After-tax cash flow: $20,720/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: Ferndale Area SD
• NCES district ID: 4209750
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $37,748
• Composite: 36.12/100
• National rank: #4750
• State rank: #316 of 539 in PA

Livability — Dale

• Score: 68/100
• State rank: #873
• US rank: #9220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dale, PA
• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• 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

+31.8% since first listed

20 events — show timeline

• 2026-03-30 Relisted — CSMLS
• 2026-02-23 Price Changed $31,500 CSMLS
• 2026-02-05 Price Changed $35,500 CSMLS
• 2026-01-14 Listed $38,500 CSMLS
• 2025-07-21 Sold (MLS) $10,500 CSMLS
• 2025-07-21 Sold (MLS) $10,500 West Penn MLS
• 2025-05-27 Pending — CSMLS
• 2025-05-27 Pending — West Penn MLS
• 2025-05-15 Relisted — CSMLS
• 2025-05-03 Delisted — CSMLS
• 2025-05-03 Relisted — CSMLS
• 2025-05-03 Relisted — West Penn MLS
• 2025-04-30 Pending — West Penn MLS
• 2025-04-30 Contingent — CSMLS
• 2025-04-29 Price Changed $25,000 CSMLS
• 2025-04-29 Price Changed $25,000 West Penn MLS
• 2025-02-25 Listed $30,000 CSMLS
• 2025-02-25 Listed $30,000 West Penn MLS
• 1999-04-05 Sold (MLS) $23,900 CSMLS
• 1998-12-09 Listed $23,900 CSMLS