7 A Pine Cone Summit Way · Foot of Ten, PA 16625

$85,000

1 bd · 1.0 ba · 672 sqft · Condo · 11 Days on market

Built 1974 Good condition $162/mo HOA · 14% of rent

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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 +24.6/30.0
• 1% rule +8.8/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

7A is an updated 1st-floor furnished condo great for relaxation & outdoor recreation & nice place for friends to gather. Modern Kitchen, separate dining area, living room, updated bath with walk-in shower, bedroom has 2 bunk beds (1-single/1 double; plus 2 singles). HOA $487.50/Quarter includes outside maintenance, tennis court, outdoor pool (golf & ski for a fee. ) J-687 For extra space, buy both 7A & 7B (Same owner has both for sale: 7A is $85,000; 7B is $110,000)

Key facts

• Outdoor recreation
• Updated bath
• Walk-in shower

Tags

• MODERN KITCHEN
• SEPARATE DINING AREA
• UPDATED BATH
• WALK-IN SHOWER
• OUTDOOR RECREATION

Property features AI

Finance

• HOA & community: Homeowners association; Quarterly HOA fee of $487.50 (about $162.50/month); Community tennis courts

Exterior

• Utilities: Public water
• Home design: Condominium; One level
• Construction: Shingle roof
• Exterior features: Tennis courts; Patio; Wooded setting

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Flooring: Ceramic tile; Tile; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s)
• Interior features: Eat-in kitchen; Fireplace
• Laundry & utility: Dehumidifier

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 59/100 on livability (#1,530 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 85 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $4k appreciation (4.2% local appreciation)).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.14×
• Total profit: $27,102
• Equity at exit: $44,072

10-year hold

• IRR: 19.3%
• Equity multiple: 4.13×
• Total profit: $74,446
• Equity at exit: $72,873

Cash invested: $23,800 (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 16625

• Home prices YoY: 3.5%
• Active inventory: 85
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$162
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $177

Break-even live

Break-even rent $949

Max offer price $85,000

Occupancy floor 80%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $162 · $1,944/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-19
   days on market $85,000 Active 11 DOM
2. 2026-06-18
   days on market $85,000 Active 10 DOM
3. 2026-06-17
   days on market $85,000 Active 9 DOM
4. 2026-06-16
   days on market $85,000 Active 8 DOM
5. 2026-06-15
   days on market $85,000 Active 7 DOM
6. 2026-06-14
   days on market $85,000 Active 5 DOM
7. 2026-06-13
   days on market $85,000 Active 4 DOM
8. 2026-06-10
   days on market $85,000 Active 2 DOM
9. 2026-06-09
   remarks 478-char remark
10. 2026-06-09
    listed $85,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,065
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − HOA: −$1,944
• − Depreciation: −$2,473
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $1,894/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This updated 1st-floor condo is move-in ready with good condition and minimal maintenance needs.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace gutters — Improves drainage and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace gutters — Improves drainage and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Foot of Ten

• Score: 59/100
• State rank: #1530
• US rank: #20015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,551

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 6% Slovak 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 122.9552
• 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

1 event — show timeline

• 2026-06-06 Listed $85,000 AHARMLS