640 Fairfield Ave · Westwood, PA 15906

$59,900

3 bd · 1.0 ba · 1,110 sqft · SingleFamily · 20 Days on market

0.48 ac lot $54/sqft · 13% below area Est $68k · 13% under ↓ 9% since listing

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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 +29.2/30.0
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Really cute house!!! Move in condition! Sellers have done numerous updates! Pretty Hard wood floors! Large Liv R with working wood Fire Place! Mud R off Din area, into att garage. Lrg side porch to enjoy the outdoors! Sets on a private big lot. One extra parking space, besides the driveway. Large 24 x 28 shed in back. Street behind shed, makes it convenient to haul anything to the shed!

Key facts

• 1/2 acre
• Breakfast nook
• 24 x 28 shed

Tags

• 1/2 ACRE
• OAK FLOORS
• WOOD BURNING FIREPLACE
• WOODEN CABINETS
• BREAKFAST NOOK
• 24 X 28 SHED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence; One-and-a-half to two levels; 2 total stories; Vinyl siding
• Construction: Shingle roof
• Exterior features: Covered patio and porch

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher
• Flooring: Hardwood; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); Ceiling fan cooling
• Interior features: Wood-burning fireplace (1); Full basement
• Laundry & utility: Washer; Dryer (laundry located in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,263 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Greater Johnstown SD (urban): math 9% / reading 25% proficiency, ranked #509 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago 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 $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

• ARV (median comp): $68,482
• List price: $59,900
• Delta: -12.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Fairfield Ave	0.00mi	3/1.0	1,110 (0%)	0mo	$50,000	$45	100
109 Lancer Ct	0.07mi	3/1.0	1,072 (-3%)	9mo	$82,500	$77	84
116 Blawn St	0.25mi	3/1.5	1,088 (-2%)	8mo	$30,000	$28	77
284 Wilson St	0.59mi	2/1.0 (-1)	1,104 (-0%)	3mo	$49,900	$45	64
205 Sauers Ave	0.20mi	3/1.5	1,236 (+11%)	13mo	$139,500	$113	60
405 Chandler Ave	0.60mi	2/1.0 (-1)	1,056 (-5%)	3mo	$22,500	$21	56
217 Olds Ave	0.60mi	3/2.0	1,148 (+3%)	8mo	$50,000	$44	56
222 Strayer St	0.58mi	3/1.0	1,160 (+4%)	15mo	$34,900	$30	53
420 Orange Ave	0.42mi	2/1.0 (-1)	960 (-14%)	14mo	$45,000	$47	41
161.5 Barron Ave	0.69mi	2/1.0 (-1)	968 (-13%)	6mo	$25,000	$26	36
149 Stone St	0.72mi	3/1.0	1,232 (+11%)	15mo	$50,000	$41	36
211 Comet Ct	0.74mi	3/1.0	1,248 (+12%)	16mo	$72,500	$58	31

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $97
• Equity at exit: $8,931

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $12,932
• Equity at exit: $5,179

Cash invested: $16,772 (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 15906

• Home prices YoY: -4.0%
• Active inventory: 47
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $856 high
• Mortgage (P&I): −$314
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $153

Break-even live

Break-even rent $663

Max offer price $59,900

Occupancy floor 77%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Burkhard St Johnstown, PA	2.0	1.0	856	$825	$0.96	23d	1	0.62mi
213 Stone St Johnstown, PA	2.0	1.0	989	$1,100	$1.11	23d	1	0.85mi
444 Stone St Johnstown, PA	2.0	1.0	908	$700	$0.77	43d	1	1.01mi
444 Stone St Unit 444 Johnstown, PA	2.0	1.0	950	$700	$0.74	23d	1	1.01mi
459 Stone St Johnstown, PA	3.0	1.0	1120	$900	$0.80	23d	1	1.03mi

Listing history 11 events

1. 2026-05-01
   listed $59,900 Active 375-char remark
2. 2014-02-07
   soldstatus $46,000 389-char remark

   Show marketing remark (389 chars)

   Really cute house!!! Move in condition! Sellers have done numerous updates! Pretty Hard wood floors! Large Liv R with working wood Fire Place! Mud R off Din area, into att garage. Lrg side porch to enjoy the outdoors! Sets on a private big lot. One extra parking space, besides the driveway. Large 24 x 28 shed in back. Street behind shed, makes it convenient to haul anything to the shed!

3. 2014-01-30
   soldstatus $46,000
4. 2013-05-29
   listed $46,000 389-char remark

   Show marketing remark (389 chars)

   Really cute house!!! Move in condition! Sellers have done numerous updates! Pretty Hard wood floors! Large Liv R with working wood Fire Place! Mud R off Din area, into att garage. Lrg side porch to enjoy the outdoors! Sets on a private big lot. One extra parking space, besides the driveway. Large 24 x 28 shed in back. Street behind shed, makes it convenient to haul anything to the shed!

5. 2011-11-23
   soldstatus $48,000
6. 2006-07-12
   soldstatus $69,300

   Show marketing remark (317 chars)

   You will love realxing on the 8' x 15' porch after a hard days work in this lovely 3 bedroom 1 3/4 bath with charm and character situated on beautiful private oversized lot (almost 1/2 acre) with BONUS 23' x 28' Out-Building which would be great for a workshop or storage. Hurry. .. .Call today to tour! A rare find!

7. 2006-06-15
   soldstatus $69,300
8. 2006-05-04
   listed $67,500

   Show marketing remark (317 chars)

   You will love realxing on the 8' x 15' porch after a hard days work in this lovely 3 bedroom 1 3/4 bath with charm and character situated on beautiful private oversized lot (almost 1/2 acre) with BONUS 23' x 28' Out-Building which would be great for a workshop or storage. Hurry. .. .Call today to tour! A rare find!

9. 2004-10-21
   soldstatus $57,500
10. 2004-10-14
    soldstatus $57,500
11. 2004-08-24
    listed $54,900

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,552 · $129/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,278
• − Mortgage interest: −$3,355
• − Property taxes: −$1,552
• − Insurance: −$966
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$1,743
• Taxable income: $1,017
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $1,588/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: Greater Johnstown SD
• NCES district ID: 4210950
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $27,890
• Composite: 13.25/100
• National rank: #9550
• State rank: #509 of 539 in PA

Livability — Westwood

• Score: 63/100
• State rank: #1263
• US rank: #15213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,654

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 (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada
• 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: ▼ -3.26%
• Current HPI: 77.6797
• 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

-8.9% since first listed

13 events — show timeline

• 2026-06-05 Sold (MLS) $50,000 CSMLS
• 2026-05-21 Pending — CSMLS
• 2026-05-01 Listed $59,900 CSMLS
• 2014-02-07 Sold (MLS) $46,000 CSMLS
• 2014-01-30 Sold (Public Records) $46,000 Public Records
• 2013-05-29 Listed $46,000 CSMLS
• 2011-11-23 Sold (Public Records) $48,000 Public Records
• 2006-07-12 Sold (MLS) $69,300 CSMLS
• 2006-06-15 Sold (Public Records) $69,300 Public Records
• 2006-05-04 Listed $67,500 CSMLS
• 2004-10-21 Sold (MLS) $57,500 CSMLS
• 2004-10-14 Sold (Public Records) $57,500 Public Records
• 2004-08-24 Listed $54,900 CSMLS

Property tax history

+0.6%/yr

Latest (2026): $1,552 · +0.0% YoY. Source: county tax records.