2058 Frankstown Rd · South Fork, PA 15902

$104,900

3 bd · 1.0 ba · 1,118 sqft · SingleFamily · 4 Days on market

Built 1973 0.80 ac lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• Schools +5.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Pride in ownership shows everywhere you look, in this well maintained, 3 bedroom, 1 bath, raised ranch, sitting on a . 80 acre lot, in the Richland School District. Some of the homes many features are: parquet hardwood floors, some newer carpeting, a newer furnace, a brand new hot water tank and a 100amp electrical service. The 1st floor has a spacious living room with newer carpeting, custom window treatments and lots of natural light, it also has a separate dining room with a chandelier. The bright and airy kitchen has wood cabinets, tons of counter space and appliances. In addition, the first floor has 3 bedrooms with parquet hardwood floors and closets and a full bath with a large va

Key facts

• Newer furnace
• Spacious living room
• 0.8 acre lot

Tags

• PARQUET HARDWOOD FLOORS
• NEWER FURNACE
• BRAND NEW HOT WATER TANK
• 100AMP ELECTRICAL SERVICE
• SPACIOUS LIVING ROOM
• CUSTOM WINDOW TREATMENTS

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: Detached garage with 1 car space; Off-street paved parking; Garage door opener
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Single-family residence; One level / single-story; Below-grade finished area
• Construction: Aluminum siding; Block construction
• Exterior features: Covered patio/porch; Deck; Porch; Shingle roof; Irregular lot; Publicly maintained road frontage on a city street; Approximately 0.8-acre lot

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: Master downstairs
• Flooring: Hardwood; Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: High-speed internet; Master bedroom on the main level; Window coverings; Double-pane windows; Full, partially finished basement
• Laundry & utility: Washer; Dryer; Laundry area in basement with utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 56/100 on livability (#1,644 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, schools F, amenities F.
• Richland SD (suburban): math 57% / reading 72% proficiency, ranked #54 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 64 active listings in the ZIP; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.8

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-6,082
• Equity at exit: $15,641

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $8,789
• Equity at exit: $9,070

Cash invested: $29,372 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $171

Break-even live

Break-even rent $903

Max offer price $104,900

Occupancy floor 80%

Sensitivity live

Price	-10% $231	-5% $201	+0% $171	+5% $142	+10% $112
Rent	-10% $83	-5% $127	+0% $171	+5% $215	+10% $260
Rate	-1.0pp $224	-0.5pp $198	base $171	+0.5pp $144	+1.0pp $116

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $104,900 Active 4 DOM
2. 2026-06-18
   days on market $104,900 Active 3 DOM
3. 2026-06-17
   days on market $104,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $104,900 Active 1 DOM

ⓘ 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: $1,439 · $120/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$109/yr (+$9/mo · 7.6%)

ⓘ 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 · 17 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: $13,442
• − Mortgage interest: −$5,876
• − Property taxes: −$1,439
• − Insurance: −$524
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$3,052
• Taxable income: $401
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $1,959/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: Richland SD
• NCES district ID: 4220250
• Math proficiency: 57% ▼ -4.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $49,705
• Composite: 54.72/100
• National rank: #1322
• State rank: #54 of 539 in PA

Livability — South Fork

• Score: 56/100
• State rank: #1644
• US rank: #22758

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B+ Health & safety F 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): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• 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

1 event — show timeline

• 2026-06-15 Listed $104,900 CSMLS

Property tax history

+1.6%/yr

Latest (2026): $1,439 · +2.9% YoY. Source: county tax records.