576 Echo Rd

Vinco, PA 15942

$23,000C-

2 bd · 2.0 ba · 1,264 sqft · Built 1941 · SingleFamily · Pending · 18 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,084/mo
• Mortgage (P&I): −$121
• Tax + insurance: −$69
• HOA: −$0
• Vac / Maint / Mgmt: −$228
• Net cashflow: $667/mo
• Annual: $8,005/yr
• Cap rate: 41.10%
• Cash-on-cash: 124.30%
• DSCR: 6.53
• 1% rule: 4.71%
• Cash to close: $6,440

Investor read

• This is a 2-bed/2.0-bath single-family listed at $23k.
• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• It's been on market 18 days — a 2% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $23k (1.5% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($159 loan paydown + $2k appreciation (10.0% local appreciation)).
• Location reads 67/100 on livability (#1,005 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Conemaugh Valley SD (rural): math 30% / reading 56% proficiency, ranked #313 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Watch-outs: property tax is 3.1% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 11 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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 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?
• 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.