1133 Foot Of Ten Rd · Foot of Ten, PA 16635

$88,000

1 bd · 1.0 ba · 656 sqft · SingleFamily · 1 Days on market

Built 1953 0.35 ac lot Est $90k · at est.

---

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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +8.4/15.0
• 1% rule +6.7/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute & Cozy. Easy one floor living with private backyard and tranquil stream. Convenient location - off street parking .

Key facts

• Covered front porch
• Fire pit area
• Walk-out basement

Tags

• EAT-IN KITCHEN
• WALK-OUT BASEMENT
• COVERED FRONT PORCH
• FIRE PIT AREA
• BACKS TO TROUT STREAM
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).

Location & tenants

• Location reads 59/100 on livability (#1,530 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 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 (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k 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.
• 3 sale attempts since 9y ago 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.
• Current owner paid $74k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $89,872
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1133 Foot Of Ten Rd	0.00mi	1/1.0	656 (0%)	1mo	$90,000	$137	99

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,034
• Equity at exit: $13,121

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $9,771
• Equity at exit: $7,609

Cash invested: $24,640 (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 16635

• Home prices YoY: -4.0%
• Active inventory: 92
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $160

Break-even live

Break-even rent $825

Max offer price $88,000

Occupancy floor 79%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-14
   status Pending
2. 2026-04-13
   listed $88,000 Active
3. 2022-05-19
   soldstatus $73,500
4. 2022-05-18
   soldstatus $73,500 126-char remark

   Show marketing remark (126 chars)

   Cute & Cozy. Easy one floor living with private backyard and tranquil stream. Convenient location - off street parking .

5. 2022-04-04
   listed $69,900 126-char remark

   Show marketing remark (126 chars)

   Cute & Cozy. Easy one floor living with private backyard and tranquil stream. Convenient location - off street parking .

6. 2017-04-26
   soldstatus $54,900 142-char remark

   Show marketing remark (142 chars)

   Perfect for one or two people - this home is a ONE bedroom home and sits on a app 1/4 acre lot (FLAT lot) Hollidaysburg Area School District.

7. 2017-04-26
   soldstatus $54,900

   Show marketing remark (142 chars)

   Perfect for one or two people - this home is a ONE bedroom home and sits on a app 1/4 acre lot (FLAT lot) Hollidaysburg Area School District.

8. 2017-02-16
   listed $54,900 142-char remark

   Show marketing remark (142 chars)

   Perfect for one or two people - this home is a ONE bedroom home and sits on a app 1/4 acre lot (FLAT lot) Hollidaysburg Area School District.

9. 1979-04-01
   soldstatus $25,000
10. 1973-09-01
    soldstatus $12,900

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$174/yr (+$15/mo · 16.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,324
• − Mortgage interest: −$4,929
• − Property taxes: −$1,042
• − Insurance: −$1,238
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,560
• Taxable income: $583
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $1,779/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: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Foot of Ten

• Score: 59/100
• State rank: #1530
• US rank: #20015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Foot of Ten, PA
• Population (ZIP): 12,115

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% Chinese 1% 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: ▼ -10.69%
• Current HPI: 258.7396
• 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

+582.2% since first listed

10 events — show timeline

• 2026-04-14 Pending — AHARMLS
• 2026-04-13 Listed $88,000 AHARMLS
• 2022-05-19 Sold (Public Records) $73,500 Public Records
• 2022-05-18 Sold (MLS) $73,500 AHARMLS
• 2022-04-04 Listed $69,900 AHARMLS
• 2017-04-26 Sold (Public Records) $54,900 Public Records
• 2017-04-26 Sold (MLS) $54,900 AHARMLS
• 2017-02-16 Listed $54,900 AHARMLS
• 1979-04-01 Sold (Public Records) $25,000 Public Records
• 1973-09-01 Sold (Public Records) $12,900 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,042 · +2.4% YoY. Source: county tax records.