1027 Church St · Sagamore, PA 16250

$24,500

3 bd · 1.5 ba · 936 sqft · SingleFamily public records · 91 Days on market

Built 1900 6,751 sqft lot $26/sqft · 63% below area ↓ 30% since listing

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

Listing remarks MLS

Tucked away on a Quiet Residential Street, this 3-bedroom, 1.5 bath home offers convenience and great value. Features spacious living areas and lots of natural light, this property would be ideal for a Handy Person or Investor. LOW Taxes keep your month costs affordable.

Key facts

• 6,751 sq ft lot
• Built 1900
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $904 of equity ($169 loan paydown + $735 appreciation (3.0% local appreciation)).
• Armstrong County population projected at -27% 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,295 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 4.19% ✓
• Cap rate: 36.35%
• Cash-on-cash: 107.34%
• DSCR: 5.78
• GRM: 2.0

CMA / ARV

• ARV (median comp): $133,098
• List price: $24,500
• Delta: -81.59%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.13×
• Total profit: $42,067
• Equity at exit: $11,016

10-year hold

• IRR: —
• Equity multiple: 14.85×
• Total profit: $95,032
• Equity at exit: $16,977

Cash invested: $6,860 (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 16250

• Active inventory: 1
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$128
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $614

Break-even live

Break-even rent $251

Max offer price $24,500

Occupancy floor 35%

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $24,500 Pending 91 DOM
2. 2026-06-04
   days on market $24,500 Active 89 DOM
3. 2026-06-02
   days on market $24,500 Active 88 DOM
4. 2026-06-01
   days on market $24,500 Active 87 DOM
5. 2026-05-31
   days on market $24,500 Active 86 DOM
6. 2026-05-18
   price $24,500 271-char remark

   Show marketing remark (271 chars)

   Tucked away on a Quiet Residential Street, this 3-bedroom, 1.5 bath home offers convenience and great value. Features spacious living areas and lots of natural light, this property would be ideal for a Handy Person or Investor. LOW Taxes keep your month costs affordable.

7. 2026-04-09
   price $28,500 271-char remark

   Show marketing remark (271 chars)

   Tucked away on a Quiet Residential Street, this 3-bedroom, 1.5 bath home offers convenience and great value. Features spacious living areas and lots of natural light, this property would be ideal for a Handy Person or Investor. LOW Taxes keep your month costs affordable.

8. 2026-03-06
   listed $34,900 Active 271-char remark

   Show marketing remark (271 chars)

   Tucked away on a Quiet Residential Street, this 3-bedroom, 1.5 bath home offers convenience and great value. Features spacious living areas and lots of natural light, this property would be ideal for a Handy Person or Investor. LOW Taxes keep your month costs affordable.

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $715 · $60/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 7 d/yr ≥95°F today · 18 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: $12,332
• − Mortgage interest: −$1,372
• − Property taxes: −$715
• − Insurance: −$122
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$713
• Taxable income: $7,437
• Est. tax owed @ 24.0%: −$1,785
• After-tax cash flow: $5,579/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Sagamore

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

Census & demographics

• Census place: Sagamore, PA
• Population (ZIP): 238

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Iranian 13% Slovak 5%
• Languages at home: 86% English-only · German/W. Germanic 14%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-29.8% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $24,500 West Penn MLS
• 2026-04-09 Price Changed $28,500 West Penn MLS
• 2026-03-06 Listed $34,900 West Penn MLS

Property tax history

+0.6%/yr

Latest (2026): $715 · +0.0% YoY. Source: county tax records.