376 Sherman Ave · Cumberland, PA 15351

$30,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 1 Days on market

Built 1919 Fair condition 6,019 sqft lot $28/sqft · 65% below area ↓ 57% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Large 2-story home offering strong upside potential with 3 bedrooms and 1 full bath. Features include a spacious living room, formal dining area, large kitchen, hardwood floors, rear deck, and private wooded backyard. Interior is currently livable but would benefit from cosmetic updating and modernization. Exterior requires deferred maintenance including siding, deck, and site improvements. Excellent value-add opportunity for a rental portfolio, fix-and-flip project, or owner-occupant renovation. Property offers generous room sizes, a functional layout, and significant equity potential after improvements.

Key facts

• Large kitchen
• Formal dining area
• Rear deck

Tags

• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• LARGE KITCHEN
• HARDWOOD FLOORS
• REAR DECK
• PRIVATE WOODED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $30k).
• Cap rate 28.4% vs local median 2.3% in Cumberland — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Carmichaels Area SD (rural): math 17% / reading 36% proficiency, ranked #465 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Carmichaels Area El Ctr (math 22% / reading 37%, grade F, #1,125 of 1,518 statewide, top 75%, 444 students, 61% FRL); Carmichaels Area Ms (math 5% / reading 35%, grade F, #438 of 512 statewide, top 86%, 227 students, 52% FRL); Carmichaels Area Hs (math 37%, 285 students, 26% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; lower-income renter base — watch delinquency; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• At $961/mo this rent would consume 65% of the median local household income ($18k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• Greene County population projected at -20% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.20% ✓
• Cap rate: 28.38%
• Cash-on-cash: 78.89%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

• ARV (median comp): $84,876
• List price: $30,000
• Delta: -64.65%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
289 Sheridan Ln	0.37mi	3/1.0	1,056 (0%)	13mo	$32,500	$31	72
76 Foch Cir	0.57mi	3/1.5	1,031 (-2%)	10mo	$149,484	$145	59
29 Wood St	0.58mi	2/1.0 (-1)	978 (-7%)	6mo	$85,000	$87	50
81 Pershing Blvd	0.47mi	3/2.0	960 (-9%)	12mo	$45,000	$47	50
353 1st St	1.38mi	2/1.0 (-1)	920 (-13%)	24mo	$46,900	$51	19
488 Nemacolin Rd	1.45mi	3/2.0	1,298 (+23%)	33mo	$55,000	$42	16

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: 83.4%
• Equity multiple: 5.62×
• Total profit: $38,799
• Equity at exit: $13,489

10-year hold

• IRR: 82.9%
• Equity multiple: 11.58×
• Total profit: $88,855
• Equity at exit: $20,789

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 15351

• Active inventory: 1
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $552

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 38%

Sensitivity live

Price	-10% $573	-5% $563	+0% $552	+5% $542	+10% $531
Rent	-10% $476	-5% $514	+0% $552	+5% $590	+10% $628
Rate	-1.0pp $567	-0.5pp $560	base $552	+0.5pp $544	+1.0pp $537

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Resale property
• Construction: Frame constructionAsphalt roof
• Exterior features: Off-street parkingPublic transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heatingElectric cooling
• Interior features: Walk-up basement

Listing history 2 events

1. 2026-06-17
   remarks 612-char remark
2. 2026-06-17
   listed $30,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°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: $11,537
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$873
• Taxable income: $6,538
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $5,057/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $26,400–$47,520 screening

This 2-story home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the roof, siding, and deck, which are in poor condition. Interior updates, such as painting and modernizing the decor, would also significantly enhance the home's appeal.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant rust and deterioration visible on the roof
• Major Exterior (exterior) — Severe peeling and deterioration of siding and paint
• Major Windows (windows) — Visible rust and deterioration around window frames
• Major Electrical (electrical) — Exposed wiring and potential electrical hazards
• Major Plumbing (plumbing) — Significant rust and deterioration of pipes and fixtures

Repairs flagged

• Major roof — visible wear on roofline
• Major siding — weathered siding
• Major deck — rusty and in poor condition

Value-add opportunities

• Both new roof — improves both resale and rental value ↑
• Both new siding — enhances curb appeal and value ↑
• Both new deck — creates a functional outdoor space ↑
• Both paint and decor — updates interior to modern standards ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Carmichaels Area El Ctr F PA #1,125/1,518 Nat'l #26,716/41,679 Middle Carmichaels Area Ms F PA #438/512 Nat'l #11,652/14,009 High Carmichaels Area Hs

Schools (NCES district)

• District: Carmichaels Area SD
• NCES district ID: 4205070
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 36% ▼ -20.00%
• Median HH income: $39,060
• Composite: 22.18/100
• National rank: #8164
• State rank: #465 of 539 in PA

Livability — Cumberland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Nemacolin, PA
• County: Greene · 34,975 people
• Population (ZIP): 1,107
• Household income: $17,774
• Rent vs Own: 38.4% rent · 61.6% own

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Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%

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Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Resale property
• Construction: Frame constructionAsphalt roof
• Exterior features: Off-street parkingPublic transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heatingElectric cooling
• Interior features: Walk-up basement

Price history

-57.1% since first listed

9 events — show timeline

• 2026-06-17 Listed $30,000 West Penn MLS
• 2025-08-18 Listing Removed — BRIGHT MLS
• 2025-08-15 Price Changed $29,900 BRIGHT MLS
• 2025-08-14 Price Changed $34,900 BRIGHT MLS
• 2025-08-08 Price Changed $39,900 BRIGHT MLS
• 2025-08-04 Price Changed $44,900 BRIGHT MLS
• 2025-07-30 Price Changed $49,900 BRIGHT MLS
• 2025-07-29 Price Changed $63,900 BRIGHT MLS
• 2025-07-21 Listed $69,900 BRIGHT MLS