401 Garber St · Hollidaysburg, PA 16648

$62,000

2 bd · 1.0 ba · 804 sqft · SingleFamily · 87 Days on market

Built 1880 3,920 sqft lot $77/sqft · 63% below area

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one-and-a-half-story home sits prominently on a corner lot, offering a fantastic footprint for someone with a vision. Featuring two bedrooms and a full bath, the interior is a blank canvas awaiting a full remodel and some much-needed TLC to restore its character. While the inside needs work, the exterior boasts a durable newer metal roof, providing peace of mind while you renovate. The outdoor space includes a fully fenced-in backyard and a convenient storage shed, making it an ideal project for an investor or a DIY-savvy buyer looking to build equity.

Key facts

• Storage shed
• Newer metal roof
• Corner lot

Tags

• CORNER LOT
• NEWER METAL ROOF
• FULLY FENCED-IN BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $62k).
• Recommended offer: $58k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#184 in PA, #1,549 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• 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: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $429 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

• It's been on market 87 days — a 6% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.29% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 6.5

CMA / ARV

• ARV (median comp): $165,691
• List price: $62,000
• Delta: -62.58%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Clark St	0.60mi	2/1.0	894 (+11%)	9mo	$105,000	$117	46

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-422
• Equity at exit: $9,244

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $12,151
• Equity at exit: $5,361

Cash invested: $17,360 (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 16648

• Home prices YoY: -32.1%
• Active inventory: 86
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $150

Break-even live

Break-even rent $610

Max offer price $62,000

Occupancy floor 76%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Penn St Hollidaysburg, PA	1.0	1.0	880	$800	$0.91	43d	1	0.38mi

Listing history 8 events

1. 2026-06-05
   days on market $62,000 Active 87 DOM
2. 2026-06-03
   days on market $62,000 Active 86 DOM
3. 2026-06-02
   days on market $62,000 Active 85 DOM
4. 2026-06-01
   days on market $62,000 Active 84 DOM
5. 2026-05-31
   days on market $62,000 Active 83 DOM
6. 2026-05-30
   days on market $62,000 Active 82 DOM
7. 2026-03-09
   listed $62,000 Active 564-char remark

   Show marketing remark (564 chars)

   This one-and-a-half-story home sits prominently on a corner lot, offering a fantastic footprint for someone with a vision. Featuring two bedrooms and a full bath, the interior is a blank canvas awaiting a full remodel and some much-needed TLC to restore its character. While the inside needs work, the exterior boasts a durable newer metal roof, providing peace of mind while you renovate. The outdoor space includes a fully fenced-in backyard and a convenient storage shed, making it an ideal project for an investor or a DIY-savvy buyer looking to build equity.

8. 1999-10-01
   soldstatus $52,000

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $1,567 · $131/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 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: $9,600
• − Mortgage interest: −$3,473
• − Property taxes: −$1,567
• − Insurance: −$310
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$1,804
• Taxable income: $910
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $1,587/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 — Hollidaysburg

• Score: 81/100
• State rank: #184
• US rank: #1549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollidaysburg, PA
• Population (ZIP): 14,722

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 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Iranian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Arabic 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: ▼ -77.77%
• Current HPI: 164.7441
• 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

+19.2% since first listed

2 events — show timeline

• 2026-03-09 Listed $62,000 AHARMLS
• 1999-10-01 Sold (Public Records) $52,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,567 · +2.0% YoY. Source: county tax records.