2230 Hillside Aly

Tyrone, PA 16686

$90,000D

1 bd · 1.0 ba · 480 sqft · Built 1956 · SingleFamily · Pending · 90 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $702/mo
• Mortgage (P&I): −$472
• Tax + insurance: −$101
• HOA: −$0
• Vac / Maint / Mgmt: −$147
• Net cashflow: $-18/mo
• Annual: $-216/yr
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• 1% rule: 0.78%
• Cash to close: $25,200

Investor read

• This is a 1-bed/1.0-bath single-family listed at $90k.
• At list price, monthly cash flow is $-18 ($-216/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (22.0% below list).
• It's been on market 90 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $70k (22.0% below list) — sets the bar for 1% rule.
• Local home prices are declining (-1.8%/yr); year-one equity from $622 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Location reads 77/100 on livability (#319 in PA, #2,838 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Tyrone Area SD (town): math 35% / reading 57% proficiency, ranked #263 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tyrone Area El Sch (math 46% / reading 67%, grade C+, #487 of 1,518 statewide, top 32%, 679 students, 58% FRL); Tyrone Area Ms (math 19% / reading 52%, grade F, #317 of 512 statewide, top 63%, 530 students, 51% FRL); Tyrone Area Hs (math 87%, 550 students, 43% FRL).
• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 51 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 4 sale attempts; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $90k implies a 125% gain — meaningful room to come down on a strong offer.
• Cap rate 6.1% vs local median 3.4% in Tyrone — 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.

Questions for listing agent

• 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?
• It's been on market 90 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
• Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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?
• 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.