1420 Scott St · Huntingdon, PA 16652

$150,000

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 26 Days on market

4,791 sqft lot Est $194k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 4,791 sq ft lot
• Garage
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-2 ($-22/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.4% below list).
• Recommended offer: $127k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Huntingdon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,050 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Huntingdon Area SD (town): math 32% / reading 47% proficiency, ranked #366 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Standing Stone El Sch (math 30% / reading 49%, grade F, #947 of 1,518 statewide, top 65%, 421 students, 62% FRL) — zoned schools average 62% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 26 days — a 2% lower offer ($148k) 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.
• Current owner paid $53k; list at $150k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,927 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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 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: 0.85% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $194,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2221 Warm Springs Ave	0.37mi	3/2.0	1,800 (+1%)	10mo	$179,000	$99	73
1222 Oneida St	0.18mi	3/1.5	1,743 (-2%)	18mo	$194,000	$111	71
516 Church St	0.65mi	3/1.0	1,772 (-0%)	0mo	$35,000	$20	65
601 6th St	0.56mi	4/1.0 (+1)	1,778 (-0%)	5mo	$62,000	$35	61
1135 Washington St	0.36mi	4/1.5 (+1)	1,600 (-10%)	1mo	$175,000	$109	59
710 7th St	0.45mi	3/1.5	1,600 (-10%)	5mo	$85,000	$53	56
701 25th St	0.54mi	3/2.0	1,896 (+6%)	10mo	$275,000	$145	56
1025 Washington St	0.43mi	4/2.0 (+1)	1,652 (-7%)	10mo	$30,000	$18	55
2307 Shadyside Ave	0.44mi	3/1.5	1,600 (-10%)	9mo	$250,000	$156	53
1809 Penn St	0.46mi	4/2.5 (+1)	1,650 (-7%)	15mo	$180,000	$109	47
510 5th St	0.64mi	3/1.5	1,547 (-13%)	1mo	$101,000	$65	45
2304 Shadyside Ave	0.42mi	3/2.0	2,012 (+13%)	17mo	$220,000	$109	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-24,422
• Equity at exit: $22,365

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-21,417
• Equity at exit: $12,969

Cash invested: $42,000 (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 16652

• Home prices YoY: -21.5%
• Active inventory: 73
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$155 /mo · $1,865/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-2

Break-even live

Break-even rent $1,272

Max offer price $149,681

Occupancy floor 95%

Sensitivity live

Price	-10% $83	-5% $41	+0% $-2	+5% $-44	+10% $-87
Rent	-10% $-102	-5% $-52	+0% $-2	+5% $48	+10% $98
Rate	-1.0pp $74	-0.5pp $36	base $-2	+0.5pp $-41	+1.0pp $-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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   status Active
3. 2026-03-20
   status Pending
4. 2026-02-28
   listed $150,000 Active
5. 2004-10-25
   soldstatus $53,000

ⓘ 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: $1,865 · $155/mo
• Projected year-2 tax: $2,117 · $176/mo
• Expected delta: +$253/yr (+$21/mo · 13.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 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: $15,231
• − Mortgage interest: −$8,402
• − Property taxes: −$1,865
• − Insurance: −$750
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,364
• Taxable loss: −$2,587
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $599/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: Huntingdon Area SD
• NCES district ID: 4212090
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $43,534
• Composite: 33.4/100
• National rank: #5478
• State rank: #366 of 539 in PA

Livability — Huntingdon

• Score: 66/100
• State rank: #1050
• US rank: #11779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntingdon, PA
• Population (ZIP): 15,858

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -54.10%
• Current HPI: 197.6958
• 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

+183.0% since first listed

5 events — show timeline

• 2026-04-22 Pending — HCBR
• 2026-04-16 Relisted — HCBR
• 2026-03-20 Pending — HCBR
• 2026-02-28 Listed $150,000 HCBR
• 2004-10-25 Sold (Public Records) $53,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $1,865 · +4.0% YoY. Source: county tax records.