1320 S Main Street Ext · Young, PA 15767

$195,000

3 bd · 1.5 ba · 1,257 sqft · SingleFamily public records · 17 Days on market

Built 1955 1.14 ac lot

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Why this score? — see what drove the D+ 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located along South Main Street in Punxsutawney, this ranch-style home offers easy access to Route 119, and downtown amenities. The main level features three bedrooms, one full bathroom, and a three-quarter primary bathroom with a shower. An eat-in kitchen adjoins the dining area, while the spacious living room provides plenty of room for everyday living and entertaining. Additional features include an attached one-car garage, detached storage shed, rear deck, and a full basement offering abundant storage and utility space. Attractive landscaping enhances the property's curb appeal. The property combines the convenience of in-town living with quick access to shopping, schools,

Key facts

• Full basement
• Rear deck
• 1.14 acre lot

Tags

• EASY ACCESS TO ROUTE 119
• ATTACHED ONE-CAR GARAGE
• DETACHED STORAGE SHED
• REAR DECK
• FULL BASEMENT
• ATTRACTIVE LANDSCAPING

Property features AI

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single-story residence
• Exterior features: Lot of about 1.14 acres; Resale property

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (6.4% below list).
• Recommended offer: $183k (6.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Punxsutawney Area SD (town): math 43% / reading 53% proficiency, ranked #239 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $195k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,599 (6.4% below list)

Questions for the listing agent

1. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.9

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-18,586
• Equity at exit: $29,075

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $460
• Equity at exit: $16,860

Cash invested: $54,600 (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 15767

• Home prices YoY: -12.9%
• Active inventory: 46
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $205

Break-even live

Break-even rent $1,567

Max offer price $195,000

Occupancy floor 84%

Sensitivity live

Price	-10% $315	-5% $260	+0% $205	+5% $150	+10% $95
Rent	-10% $61	-5% $133	+0% $205	+5% $277	+10% $349
Rate	-1.0pp $303	-0.5pp $255	base $205	+0.5pp $154	+1.0pp $103

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $195,000 Active 17 DOM
2. 2026-06-18
   days on market $195,000 Active 15 DOM
3. 2026-06-17
   days on market $195,000 Active 14 DOM
4. 2026-06-16
   days on market $195,000 Active 13 DOM
5. 2026-06-15
   days on market $195,000 Active 12 DOM
6. 2026-06-13
   days on market $195,000 Active 10 DOM
7. 2026-06-12
   days on market $195,000 Active 9 DOM
8. 2026-06-09
   days on market $195,000 Active 6 DOM
9. 2026-06-08
   days on market $195,000 Active 5 DOM
10. 2026-06-08
    days on market $195,000 Active 4 DOM
11. 2026-06-07
    days on market $195,000 Active 3 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $195,000 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: $1,605 · $134/mo
• Projected year-2 tax: $2,343 · $195/mo
• Expected delta: +$738/yr (+$62/mo · 46.0%)

ⓘ 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 7 d/yr ≥94°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: $21,912
• − Mortgage interest: −$10,923
• − Property taxes: −$1,605
• − Insurance: −$975
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$5,673
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $2,644/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: Punxsutawney Area SD
• NCES district ID: 4219800
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $40,610
• Composite: 40.19/100
• National rank: #3787
• State rank: #239 of 539 in PA

Livability — Young

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 14,136

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 4% Polish 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 93% English-only · German/W. Germanic 6%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.60%
• Current HPI: 132.6877
• 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

+348.3% since first listed

2 events — show timeline

• 2026-06-03 Listed $195,000 West Penn MLS
• 1977-12-14 Sold (Public Records) $43,500 Public Records

Property tax history

+0.4%/yr

Latest (2026): $1,605 · +0.1% YoY. Source: county tax records.