1399 Main St · Hastings, PA 16646

$26,250

2 bd · 1.0 ba · 800 sqft · SingleFamily · 30 Days on market

Built 1994 3.60 ac lot

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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 +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Hastings area double-wide home on 3.6 private acres. Perfect for investors or handy persons. Open concept main living area plus 2 bedrooms and walk-in shower. Needs TLC, but fantastic lot in a private setting. AS-IS sale, seller will make no repairs. On-lot sewage system present; type and operational status are unknown. Furnace and plumbing system appear to be vandalized, non-functional.

Key facts

• 3.6 acre lot
• Built 1994
• Listed 30 days

Property features AI

Exterior

• Utilities: Private well water
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof
• Exterior features: Wooded lot

Interior

• Kitchen: Oven
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Coal heating; Has heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $26k).
• Recommended offer: $26k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#799 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Cambria Heights SD (rural): math 27% / reading 63% proficiency, ranked #280 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 $657 of equity ($182 loan paydown + $475 appreciation (1.8% 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 (1.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $25,856 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 3.23% ✓
• Cap rate: 25.81%
• Cash-on-cash: 69.72%
• DSCR: 4.10
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.4%
• Equity multiple: 4.92×
• Total profit: $28,796
• Equity at exit: $10,086

10-year hold

• IRR: 73.8%
• Equity multiple: 10.06×
• Total profit: $66,576
• Equity at exit: $14,321

Cash invested: $7,350 (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 16646

• Home prices YoY: 2.1%
• Active inventory: 7
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$138
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $427

Break-even live

Break-even rent $307

Max offer price $26,250

Occupancy floor 45%

Sensitivity live

Price	-10% $442	-5% $434	+0% $427	+5% $420	+10% $412
Rent	-10% $360	-5% $394	+0% $427	+5% $460	+10% $494
Rate	-1.0pp $440	-0.5pp $434	base $427	+0.5pp $420	+1.0pp $413

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: $6,562
• Closing costs: $788
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   statusdays on market $26,250 Pending 30 DOM
2. 2026-06-08
   days on market $26,250 Active 29 DOM
3. 2026-06-08
   days on market $26,250 Active 28 DOM
4. 2026-06-04
   days on market $26,250 Active 24 DOM
5. 2026-06-03
   status $26,250 Active 23 DOM
6. 2026-04-27
   listed $26,250 Active 390-char remark

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,128 · $94/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $10,171
• − Mortgage interest: −$1,470
• − Property taxes: −$1,128
• − Insurance: −$131
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$764
• Taxable income: $5,051
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $3,912/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: Cambria Heights SD
• NCES district ID: 4204740
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $44,855
• Composite: 38.0/100
• National rank: #4291
• State rank: #280 of 539 in PA

Livability — Hastings

• Score: 70/100
• State rank: #799
• US rank: #8136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,124

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 12% Italian 4% Lithuanian 4%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 1.81%
• Current HPI: 86.9163
• 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

4 events — show timeline

• 2026-06-09 Pending — AHARMLS
• 2026-06-02 Relisted — AHARMLS
• 2026-05-20 Pending — AHARMLS
• 2026-04-27 Listed $26,250 AHARMLS

Property tax history

+1.4%/yr

Latest (2026): $1,128 · +3.9% YoY. Source: county tax records.