400 Cliff St · Dale, PA 15902

$30,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily · 296 Days on market

Built 1925 2,178 sqft lot $29/sqft · 21% below area Est $38k · 21% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice lay out of floor plan. Will be a really cute house after repairs. Newer roof land furnace. Buy As Is, handy man special. Need flash light as utilities are turned off.

Key facts

• New furnace
• Newer roof
• 2,178 sq ft lot

Tags

• NEWER ROOF
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($824 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#873 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute D-, employment F.
• Ferndale Area SD (suburban): math 31% / reading 56% proficiency, ranked #316 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 2.75% ✓
• Cap rate: 22.73%
• Cash-on-cash: 58.71%
• DSCR: 3.61
• GRM: 3.0

CMA / ARV

• ARV (median comp): $38,176
• List price: $30,000
• Delta: -21.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 Mcmillen St	0.28mi	2/1.0	960 (-6%)	7mo	$28,000	$29	71
741 Mcmillen St	0.28mi	2/1.0	960 (-6%)	7mo	$22,000	$23	71
302 Hickory St	0.40mi	3/1.0 (+1)	1,114 (+9%)	3mo	$75,000	$67	58
926 Bloom St	0.36mi	2/1.0	1,148 (+12%)	5mo	$30,000	$26	58
1191 Florida Ave	0.73mi	2/1.5	1,024 (+0%)	17mo	$79,000	$77	49
1196 Linwood Ave	0.75mi	2/1.0	1,088 (+7%)	6mo	$49,500	$45	49
943 Fronheiser St	0.52mi	2/1.0	914 (-10%)	13mo	$64,000	$70	47
103 Cliff St	0.24mi	3/1.0 (+1)	1,152 (+13%)	20mo	$23,500	$20	46
1112 Sunday St	0.50mi	2/1.5	908 (-11%)	22mo	$54,000	$59	37
1197 Rebecca Dr	0.68mi	3/1.0 (+1)	1,132 (+11%)	23mo	$73,800	$65	26

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: 57.4%
• Equity multiple: 3.54×
• Total profit: $21,345
• Equity at exit: $4,473

10-year hold

• IRR: 62.3%
• Equity multiple: 7.24×
• Total profit: $52,421
• Equity at exit: $2,594

Cash invested: $8,400 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $411

Break-even live

Break-even rent $304

Max offer price $30,000

Occupancy floor 45%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Lemon St Johnstown, PA	3.0	1.0	1128	$750	$0.66	43d	1	0.24mi
412 Oak St Unit 1 Johnstown, PA	2.0	1.0	1100	$900	$0.82	43d	1	0.34mi
343 Linden Ave Unit 2 Johnstown, PA	1.0	1.0	850	$675	$0.79	43d	1	1.00mi
619 Grove Ave Johnstown, PA	2.0	2.0	1100	$1,050	$0.95	43d	1	1.24mi

Listing history 29 events

1. 2026-06-19
   days on market $30,000 Active 296 DOM
2. 2026-06-18
   days on market $30,000 Active 295 DOM
3. 2026-06-17
   days on market $30,000 Active 294 DOM
4. 2026-06-16
   days on market $30,000 Active 293 DOM
5. 2026-06-15
   days on market $30,000 Active 292 DOM
6. 2026-06-14
   days on market $30,000 Active 290 DOM
7. 2026-06-12
   days on market $30,000 Active 289 DOM
8. 2026-06-09
   days on market $30,000 Active 286 DOM
9. 2026-06-08
   days on market $30,000 Active 285 DOM
10. 2026-06-07
    days on market $30,000 Active 284 DOM
11. 2026-06-05
    days on market $30,000 Active 281 DOM
12. 2026-06-03
    days on market $30,000 Active 280 DOM
13. 2026-06-02
    days on market $30,000 Active 279 DOM
14. 2026-06-01
    days on market $30,000 Active 278 DOM
15. 2026-05-31
    days on market $30,000 Active 277 DOM
16. 2026-05-30
    days on market $30,000 Active 276 DOM
17. 2025-08-28
    status Active 171-char remark

    Show marketing remark (171 chars)

    Nice lay out of floor plan. Will be a really cute house after repairs. Newer roof land furnace. Buy As Is, handy man special. Need flash light as utilities are turned off.

18. 2025-08-04
    listed $30,000 Active 171-char remark

    Show marketing remark (171 chars)

    Nice lay out of floor plan. Will be a really cute house after repairs. Newer roof land furnace. Buy As Is, handy man special. Need flash light as utilities are turned off.

19. 2025-04-22
    soldstatus $50,000
20. 2024-09-16
    soldstatus $10,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Handyman Special! Home needs TLC but only $19,000 for a 2 bedroom home with a great view in Ferndale Schools. First floor has living room, separate dining room, kitchen, sunroom and an enclosed front porch. Second floor has two bedrooms, a full bath and a storage room or walk-in closet. NEW ROOF! Newer forced-air furnace. This home is being Sold "As Is. " SEWER COMPLIANT

21. 2024-09-12
    historical Active Under Contract 383-char remark

    Show marketing remark (383 chars)

    Handyman Special! Home needs TLC but only $19,000 for a 2 bedroom home with a great view in Ferndale Schools. First floor has living room, separate dining room, kitchen, sunroom and an enclosed front porch. Second floor has two bedrooms, a full bath and a storage room or walk-in closet. NEW ROOF! Newer forced-air furnace. This home is being Sold "As Is. " SEWER COMPLIANT

22. 2024-08-14
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Handyman Special! Home needs TLC but only $19,000 for a 2 bedroom home with a great view in Ferndale Schools. First floor has living room, separate dining room, kitchen, sunroom and an enclosed front porch. Second floor has two bedrooms, a full bath and a storage room or walk-in closet. NEW ROOF! Newer forced-air furnace. This home is being Sold "As Is. " SEWER COMPLIANT

23. 2024-06-26
    listed $15,000 Active 383-char remark

    Show marketing remark (383 chars)

    Handyman Special! Home needs TLC but only $19,000 for a 2 bedroom home with a great view in Ferndale Schools. First floor has living room, separate dining room, kitchen, sunroom and an enclosed front porch. Second floor has two bedrooms, a full bath and a storage room or walk-in closet. NEW ROOF! Newer forced-air furnace. This home is being Sold "As Is. " SEWER COMPLIANT

24. 2024-06-06
    price $15,000
25. 2024-05-10
    listed $19,000 Active
26. 2022-06-03
    soldstatus $7,500
27. 2022-06-03
    soldstatus $7,500
28. 2022-03-11
    listed $10,000
29. 1981-07-01
    soldstatus $10,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $841 · $70/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $9,886
• − Mortgage interest: −$1,680
• − Property taxes: −$841
• − Insurance: −$150
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$873
• Taxable income: $4,760
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $3,789/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: Ferndale Area SD
• NCES district ID: 4209750
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $37,748
• Composite: 36.12/100
• National rank: #4750
• State rank: #316 of 539 in PA

Livability — Dale

• Score: 68/100
• State rank: #873
• US rank: #9220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dale, PA
• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• Rent YoY: —
• Metro: Johnstown, PA
• 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

+200.0% since first listed

13 events — show timeline

• 2025-08-28 Relisted — CSMLS
• 2025-08-04 Listed $30,000 CSMLS
• 2025-04-22 Sold (Public Records) $50,000 Public Records
• 2024-09-16 Sold (MLS) $10,000 CSMLS
• 2024-09-12 Contingent — CSMLS
• 2024-08-14 Pending — CSMLS
• 2024-06-26 Listed $15,000 CSMLS
• 2024-06-06 Price Changed $15,000 CSMLS
• 2024-05-10 Listed $19,000 CSMLS
• 2022-06-03 Sold (MLS) $7,500 AHARMLS
• 2022-06-03 Sold (MLS) $7,500 CSMLS
• 2022-03-11 Listed $10,000 AHARMLS
• 1981-07-01 Sold (Public Records) $10,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $841 · +4.0% YoY. Source: county tax records.