2115 Birmingham Pike · Birmingham, PA 16686

$104,900

4 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 247 Days on market

Built 1900 0.54 ac lot $84/sqft · 69% below area

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Appreciation +4.1/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 story, 3 bedroom home on . 54 acre lot near Birmingham. Fireplace in dining room. Sunporch. First floor laundry. Lots of potential. Spring is shared with adjoining properties. Septic system is not functional and need replaced. Permit was issued for a small flow treatment system. SELLER WILL INSTALL SMALL FLOW TREATMENT SYSTEM. Property is sold 'as is'. Sale is subject to court approval.

Key facts

• Sunporch
• First floor laundry
• 0.54 acre lot

Tags

• FIREPLACE IN DINING ROOM
• SUNPORCH
• FIRST FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $70 ($839/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (0.5% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#681 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tyrone Area SD (town): math 35% / reading 57% proficiency, ranked #263 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $725 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $518,531
• List price: $104,900
• Delta: -79.77%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.76×
• Total profit: $-7,022
• Equity at exit: $21,481

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $4,710
• Equity at exit: $19,425

Cash invested: $29,372 (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 16686

• Home prices YoY: -0.7%
• Active inventory: 51
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $70

Break-even live

Break-even rent $955

Max offer price $104,900

Occupancy floor 88%

Sensitivity live

Price	-10% $129	-5% $100	+0% $70	+5% $40	+10% $11
Rent	-10% $-13	-5% $29	+0% $70	+5% $111	+10% $152
Rate	-1.0pp $123	-0.5pp $97	base $70	+0.5pp $43	+1.0pp $15

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $104,900 Active 247 DOM
2. 2026-06-18
   days on market $104,900 Active 246 DOM
3. 2026-06-17
   days on market $104,900 Active 245 DOM
4. 2026-06-16
   days on market $104,900 Active 244 DOM
5. 2026-06-15
   days on market $104,900 Active 243 DOM
6. 2026-06-14
   days on market $104,900 Active 241 DOM
7. 2026-06-13
   days on market $104,900 Active 240 DOM
8. 2026-06-10
   days on market $104,900 Active 238 DOM
9. 2026-06-09
   days on market $104,900 Active 237 DOM
10. 2026-06-08
    days on market $104,900 Active 236 DOM
11. 2026-06-07
    days on market $104,900 Active 235 DOM
12. 2026-06-05
    days on market $104,900 Active 232 DOM
13. 2026-06-02
    days on market $104,900 Active 230 DOM
14. 2026-06-01
    days on market $104,900 Active 229 DOM
15. 2026-05-31
    days on market $104,900 Active 228 DOM
16. 2026-05-30
    days on market $104,900 Active 227 DOM
17. 2026-04-22
    price $104,900 391-char remark

    Show marketing remark (391 chars)

    2 story, 3 bedroom home on . 54 acre lot near Birmingham. Fireplace in dining room. Sunporch. First floor laundry. Lots of potential. Spring is shared with adjoining properties. Septic system is not functional and need replaced. Permit was issued for a small flow treatment system. SELLER WILL INSTALL SMALL FLOW TREATMENT SYSTEM. Property is sold 'as is'. Sale is subject to court approval.

18. 2026-02-10
    price $74,900 391-char remark

    Show marketing remark (391 chars)

    2 story, 3 bedroom home on . 54 acre lot near Birmingham. Fireplace in dining room. Sunporch. First floor laundry. Lots of potential. Spring is shared with adjoining properties. Septic system is not functional and need replaced. Permit was issued for a small flow treatment system. SELLER WILL INSTALL SMALL FLOW TREATMENT SYSTEM. Property is sold 'as is'. Sale is subject to court approval.

19. 2025-11-16
    price $79,900 391-char remark

    Show marketing remark (391 chars)

    2 story, 3 bedroom home on . 54 acre lot near Birmingham. Fireplace in dining room. Sunporch. First floor laundry. Lots of potential. Spring is shared with adjoining properties. Septic system is not functional and need replaced. Permit was issued for a small flow treatment system. SELLER WILL INSTALL SMALL FLOW TREATMENT SYSTEM. Property is sold 'as is'. Sale is subject to court approval.

20. 2025-10-13
    listed $89,900 Active 391-char remark

    Show marketing remark (391 chars)

    2 story, 3 bedroom home on . 54 acre lot near Birmingham. Fireplace in dining room. Sunporch. First floor laundry. Lots of potential. Spring is shared with adjoining properties. Septic system is not functional and need replaced. Permit was issued for a small flow treatment system. SELLER WILL INSTALL SMALL FLOW TREATMENT SYSTEM. Property is sold 'as is'. Sale is subject to court approval.

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$196/yr (+$16/mo · 15.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $12,527
• − Mortgage interest: −$5,876
• − Property taxes: −$1,265
• − Insurance: −$1,191
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$3,052
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,046/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: Tyrone Area SD
• NCES district ID: 4224030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $45,447
• Composite: 38.94/100
• National rank: #4089
• State rank: #263 of 539 in PA

Livability — Birmingham

• Score: 71/100
• State rank: #681
• US rank: #6683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,000

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 254.3042
• 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

+16.7% since first listed

4 events — show timeline

• 2026-04-22 Price Changed $104,900 AHARMLS
• 2026-02-10 Price Changed $74,900 AHARMLS
• 2025-11-16 Price Changed $79,900 AHARMLS
• 2025-10-13 Listed $89,900 AHARMLS

Property tax history

+2.8%/yr

Latest (2026): $1,265 · -85.8% YoY. Source: county tax records.