114 Bretton Rd · Westmont, PA 15905

$109,900

3 bd · 1.0 ba · 1,336 sqft · SingleFamily · 7 Days on market

Built 1960 0.33 ac lot Est $166k · 34% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.4/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ENJOY THE CONVENIENCE OF ONE-FLOOR LIVING IN THIS UPPER YODER TOWNSHIP RANCH HOME. .. this 3 bedroom brick home offers many of the features that today's buyer want. Upon entering the foyer with guest closet you are immediately greeted with the spacious living room/dining room combo with beautiful hardwood floors, plaster walls, and fireplace. The adjoining kitchen has plenty of cherry cabinets and includes appliances for the home chef to prepare delicious meals. The 3 bedrooms also have hardwood floors and plaster walls and provide plenty of closet/storage. To complete the main level is full bath, large walk-in closet, and laundry with washer and dryer. The unfinished basement offers additi

Key facts

• Plaster walls
• Cherry cabinets
• Full bath

Tags

• ONE FLOOR LIVING
• HARDWOOD FLOORS
• PLASTER WALLS
• FIREPLACE
• CHERRY CABINETS
• FULL BATH

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single family residence; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio; Porch

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator; Freezer
• Bedrooms: Master bedroom on main level
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas
• Interior features: Entrance foyer; Walk-in closet(s); Built-in features; Master bedroom on main level; One fireplace
• Laundry & utility: Washer; Dryer; Laundry on main level; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 82/100 on livability (#144 in PA, #1,167 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F.
• Westmont Hilltop SD (suburban): math 39% / reading 51% proficiency, ranked #252 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 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 $760 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; list at $110k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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 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: 1.18% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $165,664
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Bretton Rd	0.00mi	3/1.0	1,336 (0%)	1mo	$126,000	$94	99
137 Damian Dr	0.15mi	3/2.0	1,345 (+1%)	7mo	$179,900	$134	82
348 Woodmont Rd	0.16mi	3/2.0	1,204 (-10%)	9mo	$145,900	$121	65
126 Damian Dr	0.12mi	2/2.0 (-1)	1,495 (+12%)	9mo	$185,000	$124	58
130 Amherst Rd	0.06mi	3/2.0	1,509 (+13%)	22mo	$187,500	$124	54

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,882
• Equity at exit: $16,386

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,029
• Equity at exit: $9,502

Cash invested: $30,772 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$264 /mo · $3,165/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $139

Break-even live

Break-even rent $1,121

Max offer price $109,900

Occupancy floor 84%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   listed $109,900 Active
3. 1978-10-01
   soldstatus $56,000

ⓘ 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: $3,165 · $264/mo
• Projected year-2 tax: $3,165 · $264/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 3/10 Moderate
• 🌡 Heat 3/10 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: $15,562
• − Mortgage interest: −$6,156
• − Property taxes: −$3,165
• − Insurance: −$550
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,197
• Taxable income: $4
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,662/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: Westmont Hilltop SD
• NCES district ID: 4226130
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $59,325
• Composite: 39.49/100
• National rank: #3955
• State rank: #252 of 539 in PA

Livability — Westmont

• Score: 82/100
• State rank: #144
• US rank: #1167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -64.18%
• Current HPI: 142.5218
• 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

+96.2% since first listed

3 events — show timeline

• 2026-04-28 Pending — CSMLS
• 2026-04-21 Listed $109,900 CSMLS
• 1978-10-01 Sold (Public Records) $56,000 Public Records

Property tax history

+0.3%/yr

Latest (2026): $3,165 · +0.0% YoY. Source: county tax records.