615 W 15th St · Tyrone, PA 16686

$133,000

3 bd · 1.0 ba · 1,990 sqft · SingleFamily · 1 Days on market

Built 1890 4,792 sqft lot Est $147k · 10% under

---

Why this score? — see what drove the D+ 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 +12.7/30.0
• ARV discount +11.9/15.0
• Appreciation +4.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming older home with great bones and plenty of potential. Features include a large, updated kitchen, inviting sunroom, formal dining room, nicely sized yard, and a large block garage. This home has a great layout and character. Make this home your own by updating the cosmetics. Will be available to show on or before Friday, June 26, 2026!

Key facts

• Formal dining room
• Inviting sunroom
• Nicely sized yard

Tags

• UPDATED KITCHEN
• INVITING SUNROOM
• FORMAL DINING ROOM
• NICELY SIZED YARD
• LARGE BLOCK GARAGE

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Detached garage with rear entry, garage door opener and additional storage (2-car capacity)
• Utilities: 60 amp electric service; Natural gas heating and hot water; Public water; Public sewer; Municipal trash service not provided
• Home design: Detached property; Shingle roof; Fee simple ownership; Not in a federal flood zone
• Construction: Vinyl siding; Stone foundation; Building not winterized
• Exterior features: Gutter system; Sport court; Sidewalks; Level lot with rear yard; Pets allowed on a case-by-case basis

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Carpet and hardwood flooring; Basement: full, unfinished; Not furnished; Insulated windows
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $-82 ($-981/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (17.0% below list).
• Recommended offer: $110k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Tyrone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#319 in PA, #2,838 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Tyrone Area SD (town): math 35% / reading 57% proficiency, ranked #263 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $920 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,383 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $147,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 W 16th St	0.11mi	4/1.5 (+1)	1,996 (+0%)	7mo	$255,000	$128	82
615 W 13th St	0.17mi	3/1.5	1,886 (-5%)	10mo	$205,000	$109	73
1 Laurel Dr	0.18mi	3/2.0	1,851 (-7%)	6mo	$220,000	$119	71
106 W 13th St	0.41mi	4/1.0 (+1)	1,950 (-2%)	5mo	$65,000	$33	68
1259 Cameron Ave	0.30mi	3/1.0	1,800 (-10%)	5mo	$133,000	$74	66
409 W 17th St	0.26mi	3/2.0	1,843 (-7%)	7mo	$225,000	$122	65
850 Jefferson Ave	0.54mi	3/2.0	2,040 (+2%)	3mo	$120,050	$59	64
1554 Logan Ave	0.47mi	4/3.0 (+1)	1,970 (-1%)	5mo	$80,000	$41	60
1003 Lincoln Ave	0.50mi	3/1.5	1,800 (-10%)	6mo	$55,000	$31	54
818 Park Ave	0.68mi	3/1.0	1,890 (-5%)	12mo	$60,000	$32	50
1362 Bald Eagle Ave	0.61mi	3/1.0	1,692 (-15%)	5mo	$45,000	$27	42
1040 Laurel Dr	0.57mi	3/2.0	1,785 (-10%)	13mo	$225,000	$126	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.47×
• Total profit: $-19,759
• Equity at exit: $27,235

10-year hold

• IRR: -5.8%
• Equity multiple: 0.53×
• Total profit: $-17,473
• Equity at exit: $24,628

Cash invested: $37,240 (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 16686

• Home prices YoY: -0.7%
• Active inventory: 51
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-82

Break-even live

Break-even rent $1,207

Max offer price $118,563

Occupancy floor —

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 344-char remark
2. 2026-06-18
   listed $133,000 Coming Soon 1 DOM

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$244/yr (+$20/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 18 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: $13,246
• − Mortgage interest: −$7,450
• − Property taxes: −$1,613
• − Insurance: −$1,462
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,869
• Taxable loss: −$3,268
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $-196/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: Tyrone Area SD
• NCES district ID: 4224030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $45,447
• Composite: 38.94/100
• National rank: #4089
• State rank: #263 of 539 in PA

Livability — Tyrone

• Score: 77/100
• State rank: #319
• US rank: #2838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyrone, PA
• City population: 13,000
• Population (ZIP): 13,000

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 254.3042
• 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

• 2026-06-18 Coming Soon $133,000 BRIGHT MLS

Property tax history

+4.2%/yr

Latest (2025): $1,613 · +7.1% YoY. Source: county tax records.