139 Reed St · Elmora, PA 15737

$54,900

2 bd · 2.0 ba · 1,248 sqft · SingleFamily · 1 Days on market

Built 1981 3,920 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
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 story 2 Bedroom, 1 3/4 bath home on level corner lot. Eat-in kitchen, LR, DR, and 3/4 bath on first floor. 2 BR's and full bath on second floor. New furnace in December, 2025. Mini Split. 1 Car Attached garage & older storage garage at the rear of property. Side porch with ADA ramp for easy access. Priced to sell!

Key facts

• New furnace
• Eat-in kitchen
• Side porch

Tags

• EAT-IN KITCHEN
• SIDE PORCH
• NEW FURNACE
• MINI SPLIT

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Two-story home
• Construction: Aluminum siding exterior; Shingle roof
• Exterior features: Shingle roof; Aluminum siding; Residential zoning; Lot approximately 30 x 144 (0.09 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating
• Interior features: Baseboard and hot water heating with oil fuel

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cambria Heights SD (rural): math 27% / reading 63% proficiency, ranked #280 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 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 $2k of equity ($380 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $54,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.92% ✓
• Cap rate: 16.54%
• Cash-on-cash: 36.59%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.2%
• Equity multiple: 3.37×
• Total profit: $36,474
• Equity at exit: $24,685

10-year hold

• IRR: 42.1%
• Equity multiple: 6.73×
• Total profit: $88,021
• Equity at exit: $38,043

Cash invested: $15,372 (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 15737

• Active inventory: 3
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $469

Break-even live

Break-even rent $460

Max offer price $54,900

Occupancy floor 51%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-22
   status Pending 324-char remark

   Show marketing remark (324 chars)

   2 story 2 Bedroom, 1 3/4 bath home on level corner lot. Eat-in kitchen, LR, DR, and 3/4 bath on first floor. 2 BR's and full bath on second floor. New furnace in December, 2025. Mini Split. 1 Car Attached garage & older storage garage at the rear of property. Side porch with ADA ramp for easy access. Priced to sell!

2. 2026-05-22
   status Pending

   Show marketing remark (324 chars)

   2 story 2 Bedroom, 1 3/4 bath home on level corner lot. Eat-in kitchen, LR, DR, and 3/4 bath on first floor. 2 BR's and full bath on second floor. New furnace in December, 2025. Mini Split. 1 Car Attached garage & older storage garage at the rear of property. Side porch with ADA ramp for easy access. Priced to sell!

3. 2026-05-19
   listed $54,900 Active
4. 2026-05-18
   listed $54,900 Active 324-char remark

   Show marketing remark (324 chars)

   2 story 2 Bedroom, 1 3/4 bath home on level corner lot. Eat-in kitchen, LR, DR, and 3/4 bath on first floor. 2 BR's and full bath on second floor. New furnace in December, 2025. Mini Split. 1 Car Attached garage & older storage garage at the rear of property. Side porch with ADA ramp for easy access. Priced to sell!

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$116/yr (+$10/mo · 18.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,645
• − Mortgage interest: −$3,075
• − Property taxes: −$636
• − Insurance: −$274
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,597
• Taxable income: $5,040
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,415/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: Cambria Heights SD
• NCES district ID: 4204740
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $44,855
• Composite: 38.0/100
• National rank: #4291
• State rank: #280 of 539 in PA

Livability — Elmora

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

Census & demographics

• Census place: Elmora, PA
• City population: 110
• Population (ZIP): 110

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 23% Hungarian 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: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-22 Pending — AHARMLS
• 2026-05-22 Pending — CSMLS
• 2026-05-19 Listed $54,900 CSMLS
• 2026-05-18 Listed $54,900 AHARMLS

Property tax history

+1.4%/yr

Latest (2026): $636 · +3.7% YoY. Source: county tax records.