1399 Main St

Hastings, PA 16646

$26,250B+

2 bd · 1.0 ba · 800 sqft · Built 1994 · SingleFamily · Pending · 30 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $848/mo
• Mortgage (P&I): −$138
• Tax + insurance: −$105
• HOA: −$0
• Vac / Maint / Mgmt: −$178
• Net cashflow: $427/mo
• Annual: $5,124/yr
• Cap rate: 25.81%
• Cash-on-cash: 69.72%
• DSCR: 4.10
• 1% rule: 3.23%
• Cash to close: $7,350

Investor read

• This is a 2-bed/1.0-bath single-family listed at $26k.
• 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).
• It's been on market 30 days — a 2% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $26k (1.5% below list) — sets the bar for market timing.
• In year one you build about $657 of equity ($182 loan paydown + $475 appreciation (1.8% local appreciation)).
• 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-, amenities F, commute 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.
• Zoned schools: Cambria Heights El Sch (math 32% / reading 59%, grade D-, #801 of 1,518 statewide, top 53%, 535 students, 51% FRL); Cambria Heights Ms (math 12% / reading 62%, grade F, #298 of 512 statewide, top 60%, 306 students, 49% FRL); Cambria Heights Shs (math 67% / reading 77%, grade B+, #39 of 437 statewide, top 9%, 437 students, 31% FRL).
• Watch-outs: property tax is 4.3% of price.
• Market conditions: 7 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.