115-117 Baldwin Aly · Dale, PA 15902

$55,000

4 bd · 0.0 ba · 2,068 sqft · MultiFamily · 10 Days on market

Built 1964 Poor condition 3,485 sqft lot Est $56k · at est.

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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 +8.2/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 unit located in Dale Boro in the Ferndale School District. Separate utilities. Missing Copper. Sewer compliant. NO LOCKBOX, KEY IN OFFICE

Key facts

• New doors
• Two separate units
• New flooring

Tags

• RECENTLY RENOVATED
• NEW WINDOWS
• NEW DOORS
• NEW FLOORING
• OFF-STREET PARKING
• TWO SEPARATE UNITS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $55k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive. Per door: $422/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).

Location & tenants

• Location reads 68/100 on livability (#873 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute D-, employment F.
• Ferndale Area SD (suburban): math 31% / reading 56% proficiency, ranked #316 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $380 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $9k; list at $55k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.95% ✓
• Cap rate: 25.94%
• Cash-on-cash: 70.17%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $55,836
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
530-532 Oak St	0.39mi	5/2.0 (+1)	2,060 (-0%)	0mo	$25,000	$12	68
915-915.5 Bedford St	0.03mi	4/2.0	1,800 (-13%)	7mo	$69,900	$39	63
318-318.5 Mcmillen St	0.43mi	4/2.0	2,018 (-2%)	22mo	$50,000	$25	50
530-532 Oak St	0.39mi	5/2.0 (+1)	1,856 (-10%)	17mo	$50,000	$27	37
147/149 Buck	0.31mi	4/2.0	1,776 (-14%)	23mo	$47,500	$27	35
R721 - R723 Park Ave	0.67mi	4/2.0	1,920 (-7%)	22mo	$30,000	$16	30

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: 65.1%
• Equity multiple: 3.92×
• Total profit: $44,962
• Equity at exit: $8,201

10-year hold

• IRR: 69.4%
• Equity multiple: 8.06×
• Total profit: $108,686
• Equity at exit: $4,755

Cash invested: $15,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $845

Break-even live

Break-even rent $551

Max offer price $55,000

Occupancy floor 43%

Sensitivity live

Price	-10% $883	-5% $864	+0% $845	+5% $826	+10% $807
Rent	-10% $717	-5% $781	+0% $845	+5% $909	+10% $973
Rate	-1.0pp $873	-0.5pp $859	base $845	+0.5pp $831	+1.0pp $816

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,622
Total (2 units)			$1,621

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Cypress Ave Unit 706 Johnstown, PA	3.0	1.0	2496	$950	$0.38	44d	1	1.26mi

Listing history 16 events

1. 2026-04-06
   status Pending
2. 2026-03-27
   listed $55,000 Active
3. 2025-01-29
   status Pending
4. 2025-01-29
   historical
5. 2025-01-06
   price $43,900
6. 2024-12-30
   price $45,900
7. 2024-12-30
   status Active
8. 2024-12-02
   status Pending
9. 2024-11-14
   price $47,900
10. 2024-10-17
    price $54,900
11. 2024-10-02
    listed $64,900 Active
12. 2020-09-17
    soldstatus $9,000 139-char remark

    Show marketing remark (139 chars)

    2 unit located in Dale Boro in the Ferndale School District. Separate utilities. Missing Copper. Sewer compliant. NO LOCKBOX, KEY IN OFFICE

13. 2014-04-17
    soldstatus $14,000
14. 2012-12-19
    listed $18,499
15. 2001-02-28
    soldstatus $21,000
16. 2000-08-30
    listed $27,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 19 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: $19,452
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$942
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$1,600
• Taxable income: $9,892
• Est. tax owed @ 24.0%: −$2,374
• After-tax cash flow: $7,765/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This two-unit property requires extensive repairs and updates to bring it up to a livable standard. Significant investments in exterior, interior, and HVAC improvements are necessary to increase its resale and rental value.

Repairs flagged

• Major siding — Severe peeling and damage
• Major windows — Boarded-up windows
• Major flooring — Worn-out carpet
• Major interior walls — Painted walls with peeling paint
• Major HVAC/mechanicals — No photos of systems

Value-add opportunities

• Both new siding — Improves curb appeal and durability
• Both new windows — Enhances energy efficiency and safety
• Both new flooring — Boosts aesthetic and comfort
• Both paint interior walls — Freshens up the space and improves air quality
• Both HVAC upgrade — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe peeling and damage	Major	$15,000–50,000
windows · Boarded-up windows	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls · Painted walls with peeling paint	Major	$15,000–50,000
HVAC/mechanicals · No photos of systems	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both new siding — Improves curb appeal and durability ↑
• Both new windows — Enhances energy efficiency and safety ↑
• Both new flooring — Boosts aesthetic and comfort ↑
• Both paint interior walls — Freshens up the space and improves air quality ↑
• Both HVAC upgrade — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ferndale Area SD
• NCES district ID: 4209750
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $37,748
• Composite: 36.12/100
• National rank: #4750
• State rank: #316 of 539 in PA

Livability — Dale

• Score: 68/100
• State rank: #873
• US rank: #9220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dale, PA
• 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

+100.0% since first listed

16 events — show timeline

• 2026-04-06 Pending — BRIGHT MLS
• 2026-03-27 Listed $55,000 BRIGHT MLS
• 2025-01-29 Pending — BRIGHT MLS
• 2025-01-29 Listing Removed — BRIGHT MLS
• 2025-01-06 Price Changed $43,900 BRIGHT MLS
• 2024-12-30 Price Changed $45,900 BRIGHT MLS
• 2024-12-30 Relisted — BRIGHT MLS
• 2024-12-02 Pending — BRIGHT MLS
• 2024-11-14 Price Changed $47,900 BRIGHT MLS
• 2024-10-17 Price Changed $54,900 BRIGHT MLS
• 2024-10-02 Listed $64,900 BRIGHT MLS
• 2020-09-17 Sold (MLS) $9,000 CSMLS
• 2014-04-17 Sold (MLS) $14,000 CSMLS
• 2012-12-19 Listed $18,499 CSMLS
• 2001-02-28 Sold (MLS) $21,000 CSMLS
• 2000-08-30 Listed $27,500 CSMLS