703 Palmer Ave · Patton, PA 16668

$73,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 146 Days on market

Built 1920 4,356 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 +4.7/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming three-bedroom, two-bath home on a quiet street in Patton, featuring a cozy porch, two-car garage, and a small yard backyard. The home includes a range, microwave, dishwasher and refrigerator. While it needs a little work, it's a perfect fixer-upper canvas. Plus, there's a bonus attic room that could serve as a fourth bedroom or a home office.

Key facts

• Bonus attic room
• 4,356 sq ft lot
• 2 garage spots

Tags

• BONUS ATTIC ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#977 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: 12 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 (-0.7%/yr); year-one equity from $505 of loan paydown is wiped out by about $505 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 (-0.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $22k (23%) 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 $64,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 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: 1.67% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.14%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.27×
• Total profit: $26,055
• Equity at exit: $18,707

10-year hold

• IRR: 31.8%
• Equity multiple: 4.38×
• Total profit: $69,035
• Equity at exit: $20,585

Cash invested: $20,440 (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 16668

• Home prices YoY: -0.8%
• Active inventory: 12
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $479

Break-even live

Break-even rent $615

Max offer price $73,000

Occupancy floor 56%

Sensitivity live

Price	-10% $521	-5% $500	+0% $479	+5% $459	+10% $438
Rent	-10% $383	-5% $431	+0% $479	+5% $528	+10% $576
Rate	-1.0pp $516	-0.5pp $498	base $479	+0.5pp $460	+1.0pp $441

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $73,000 Active 146 DOM
2. 2026-06-17
   days on market $73,000 Active 145 DOM
3. 2026-06-16
   days on market $73,000 Active 144 DOM
4. 2026-06-15
   days on market $73,000 Active 143 DOM
5. 2026-06-13
   days on market $73,000 Active 141 DOM
6. 2026-06-12
   days on market $73,000 Active 140 DOM
7. 2026-06-09
   days on market $73,000 Active 137 DOM
8. 2026-06-08
   days on market $73,000 Active 136 DOM
9. 2026-06-08
   days on market $73,000 Active 135 DOM
10. 2026-06-04
    days on market $73,000 Active 131 DOM
11. 2026-06-02
    days on market $73,000 Active 130 DOM
12. 2026-06-01
    days on market $73,000 Active 129 DOM
13. 2026-05-31
    days on market $73,000 Active 128 DOM
14. 2026-05-18
    price $73,000 353-char remark

    Show marketing remark (353 chars)

    Charming three-bedroom, two-bath home on a quiet street in Patton, featuring a cozy porch, two-car garage, and a small yard backyard. The home includes a range, microwave, dishwasher and refrigerator. While it needs a little work, it's a perfect fixer-upper canvas. Plus, there's a bonus attic room that could serve as a fourth bedroom or a home office.

15. 2026-05-04
    price $83,000 353-char remark

    Show marketing remark (353 chars)

    Charming three-bedroom, two-bath home on a quiet street in Patton, featuring a cozy porch, two-car garage, and a small yard backyard. The home includes a range, microwave, dishwasher and refrigerator. While it needs a little work, it's a perfect fixer-upper canvas. Plus, there's a bonus attic room that could serve as a fourth bedroom or a home office.

16. 2026-03-31
    price $85,000 353-char remark

    Show marketing remark (353 chars)

    Charming three-bedroom, two-bath home on a quiet street in Patton, featuring a cozy porch, two-car garage, and a small yard backyard. The home includes a range, microwave, dishwasher and refrigerator. While it needs a little work, it's a perfect fixer-upper canvas. Plus, there's a bonus attic room that could serve as a fourth bedroom or a home office.

17. 2026-01-23
    listed $95,000 Active 353-char remark

    Show marketing remark (353 chars)

    Charming three-bedroom, two-bath home on a quiet street in Patton, featuring a cozy porch, two-car garage, and a small yard backyard. The home includes a range, microwave, dishwasher and refrigerator. While it needs a little work, it's a perfect fixer-upper canvas. Plus, there's a bonus attic room that could serve as a fourth bedroom or a home office.

18. 2007-11-13
    soldstatus $69,900
19. 2007-04-24
    soldstatus $21,500 81-char remark

    Show marketing remark (81 chars)

    3 BEDROOM 1.5 BATH WITH 2 CAR GARAGE, DO A LITTLE T. L. C. AND HAVE A NICE HOUSE.

20. 2007-01-18
    listed $22,250 81-char remark

    Show marketing remark (81 chars)

    3 BEDROOM 1.5 BATH WITH 2 CAR GARAGE, DO A LITTLE T. L. C. AND HAVE A NICE HOUSE.

21. 2004-03-15
    soldstatus $42,000
22. 1993-04-01
    soldstatus $23,000

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,010 · $84/mo
• Expected delta: +$143/yr (+$12/mo · 16.5%)

ⓘ 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 · 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: $14,654
• − Mortgage interest: −$4,089
• − Property taxes: −$867
• − Insurance: −$365
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,124
• Taxable income: $4,865
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $4,584/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 — Patton

• Score: 67/100
• State rank: #977
• US rank: #10697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Patton, PA
• Population (ZIP): 3,620

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% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 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: ▼ -0.69%
• Current HPI: 80.4155
• 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

+217.4% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $73,000 AHARMLS
• 2026-05-04 Price Changed $83,000 AHARMLS
• 2026-03-31 Price Changed $85,000 AHARMLS
• 2026-01-23 Listed $95,000 AHARMLS
• 2007-11-13 Sold (Public Records) $69,900 Public Records
• 2007-04-24 Sold (MLS) $21,500 AHARMLS
• 2007-01-18 Listed $22,250 AHARMLS
• 2004-03-15 Sold (Public Records) $42,000 Public Records
• 1993-04-01 Sold (Public Records) $23,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $867 · +3.3% YoY. Source: county tax records.