414 Church St · South Fork, PA 15956

$35,000

3 bd · 1.0 ba · 1,622 sqft · SingleFamily · 70 Days on market

7,405 sqft lot $22/sqft · 49% below area Est $69k · 49% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MAKE YOUR NEXT MOVE TO SOUTH FORK BORO. .. this 3 bedroom vinyl-sided home provides many of the features that today's buyers want. The covered front porch welcomes you. You will be pleased wiith the spacious living room with panelled walls, WW carpet, and large window. The adjoining dining room has open staircase, WW carpet, and plenty of room for casual get togethers with guests. The kitchen provides ample cabinets and linoleum floor. The mud room has pantry/storage. Upstairs you will find a loft area with HW floors; full bath; and 3 bedrooms. Oil hot water heat and 100 amp electrical. This property includes 2 lots, off-street parking, and lower taxes. For more details, to receive your tour packet, and to schedule your personal tour, call today!

Key facts

• Covered front porch
• Ample cabinets
• Loft area

Tags

• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• ADJOINING DINING ROOM
• AMPLE CABINETS
• MUD ROOM
• LOFT AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

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.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $674 of equity ($242 loan paydown + $432 appreciation (1.2% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $35k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.50% ✓
• Cap rate: 30.31%
• Cash-on-cash: 85.79%
• DSCR: 4.82
• GRM: 2.4

CMA / ARV

• ARV (median comp): $68,883
• List price: $35,000
• Delta: -49.19%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Maple St	0.20mi	4/1.0 (+1)	1,536 (-5%)	22mo	$74,000	$48	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 89.0%
• Equity multiple: 5.66×
• Total profit: $45,716
• Equity at exit: $12,379

10-year hold

• IRR: 89.6%
• Equity multiple: 11.66×
• Total profit: $104,481
• Equity at exit: $16,788

Cash invested: $9,800 (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 15956

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $701

Break-even live

Break-even rent $338

Max offer price $35,000

Occupancy floor 38%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $35,000 Pending 70 DOM
2. 2026-06-17
   days on market $35,000 Active 70 DOM
3. 2026-06-16
   days on market $35,000 Active 69 DOM
4. 2026-06-15
   days on market $35,000 Active 68 DOM
5. 2026-06-13
   days on market $35,000 Active 66 DOM
6. 2026-06-12
   pricedays on market $35,000 Active 65 DOM
7. 2026-06-09
   days on market $41,000 Active 62 DOM
8. 2026-06-08
   days on market $41,000 Active 61 DOM
9. 2026-06-08
   days on market $41,000 Active 60 DOM
10. 2026-06-07
    days on market $41,000 Active 59 DOM
11. 2026-06-04
    days on market $41,000 Active 56 DOM
12. 2026-06-02
    days on market $41,000 Active 55 DOM
13. 2026-06-01
    days on market $41,000 Active 54 DOM
14. 2026-05-31
    days on market $41,000 Active 53 DOM
15. 2026-05-16
    price $43,000 756-char remark

    Show marketing remark (756 chars)

    MAKE YOUR NEXT MOVE TO SOUTH FORK BORO. .. this 3 bedroom vinyl-sided home provides many of the features that today's buyers want. The covered front porch welcomes you. You will be pleased wiith the spacious living room with panelled walls, WW carpet, and large window. The adjoining dining room has open staircase, WW carpet, and plenty of room for casual get togethers with guests. The kitchen provides ample cabinets and linoleum floor. The mud room has pantry/storage. Upstairs you will find a loft area with HW floors; full bath; and 3 bedrooms. Oil hot water heat and 100 amp electrical. This property includes 2 lots, off-street parking, and lower taxes. For more details, to receive your tour packet, and to schedule your personal tour, call today!

16. 2026-04-22
    price $45,900 756-char remark

    Show marketing remark (756 chars)

    MAKE YOUR NEXT MOVE TO SOUTH FORK BORO. .. this 3 bedroom vinyl-sided home provides many of the features that today's buyers want. The covered front porch welcomes you. You will be pleased wiith the spacious living room with panelled walls, WW carpet, and large window. The adjoining dining room has open staircase, WW carpet, and plenty of room for casual get togethers with guests. The kitchen provides ample cabinets and linoleum floor. The mud room has pantry/storage. Upstairs you will find a loft area with HW floors; full bath; and 3 bedrooms. Oil hot water heat and 100 amp electrical. This property includes 2 lots, off-street parking, and lower taxes. For more details, to receive your tour packet, and to schedule your personal tour, call today!

17. 2026-04-14
    price $59,900 756-char remark

    Show marketing remark (756 chars)

    MAKE YOUR NEXT MOVE TO SOUTH FORK BORO. .. this 3 bedroom vinyl-sided home provides many of the features that today's buyers want. The covered front porch welcomes you. You will be pleased wiith the spacious living room with panelled walls, WW carpet, and large window. The adjoining dining room has open staircase, WW carpet, and plenty of room for casual get togethers with guests. The kitchen provides ample cabinets and linoleum floor. The mud room has pantry/storage. Upstairs you will find a loft area with HW floors; full bath; and 3 bedrooms. Oil hot water heat and 100 amp electrical. This property includes 2 lots, off-street parking, and lower taxes. For more details, to receive your tour packet, and to schedule your personal tour, call today!

18. 2026-04-08
    listed $69,900 Active 756-char remark

    Show marketing remark (756 chars)

    MAKE YOUR NEXT MOVE TO SOUTH FORK BORO. .. this 3 bedroom vinyl-sided home provides many of the features that today's buyers want. The covered front porch welcomes you. You will be pleased wiith the spacious living room with panelled walls, WW carpet, and large window. The adjoining dining room has open staircase, WW carpet, and plenty of room for casual get togethers with guests. The kitchen provides ample cabinets and linoleum floor. The mud room has pantry/storage. Upstairs you will find a loft area with HW floors; full bath; and 3 bedrooms. Oil hot water heat and 100 amp electrical. This property includes 2 lots, off-street parking, and lower taxes. For more details, to receive your tour packet, and to schedule your personal tour, call today!

19. 2020-06-29
    soldstatus $21,000 314-char remark

    Show marketing remark (314 chars)

    Large vinyl sided 3 bdrm, 1 bath home with oil hw heat, dual paned windows, first level has living, dining, family, kitchen, pantry. Second floor has 3 bedrooms, office/nursery, and full bath. Detached one car garage on nice level double lot. Playground across the street. ALL REASONABLE OFFERS WILL BE CONSIDERED!

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/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 3/10 Moderate 8 d/yr ≥92°F today · 20 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: $14,700
• − Mortgage interest: −$1,961
• − Property taxes: −$828
• − Insurance: −$175
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$1,018
• Taxable income: $8,366
• Est. tax owed @ 24.0%: −$2,008
• After-tax cash flow: $6,400/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: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 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

• Census place: South Fork, PA
• Population (ZIP): 2,464

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Iranian 6% Polish 2%
• Foreign-born: 0%

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: ▲ 1.24%
• Current HPI: 65.5057
• 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

+104.8% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $43,000 CSMLS
• 2026-04-22 Price Changed $45,900 CSMLS
• 2026-04-14 Price Changed $59,900 CSMLS
• 2026-04-08 Listed $69,900 CSMLS
• 2020-06-29 Sold (MLS) $21,000 CSMLS

Property tax history

+1.9%/yr

Latest (2026): $828 · +2.7% YoY. Source: county tax records.