527 Main St · Summerhill, PA 15958

$179,500

4 bd · 2.5 ba · 2,625 sqft · SingleFamily · 26 Days on market

10,019 sqft lot Est $171k · 5% over

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Why this score? — see what drove the D- 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 +9.2/30.0
• Appreciation +8.1/10.0
• ARV discount +5.2/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large 4 bedroom home with 3.5 baths, a living room with flagstone flooring, stained glass windows, fireplace & buit in shelving, hardwood floors and ceramic tile throughout. Large eat in kitchen with many of built in appliances and a huge pantry.

Key facts

• Beamed ceilings
• Slate flooring
• Sunroom

Tags

• SUNROOM
• FIREPLACE
• SLATE FLOORING
• BEAMED CEILINGS
• STAINED GLASS WINDOWS
• LARGE KITCHEN

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence; Two levels; Two stories
• Construction: Brick and wood siding construction; Shingle roof; Partially finished and unfinished basement
• Exterior features: Corner lot; Irregular lot; City street frontage; Publicly maintained road; No pool

Interior

• Kitchen: Oven; Dishwasher; Refrigerator
• Flooring: Hardwood; Carpet; Ceramic tile; Wood; Slate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating; Propane heating; Ceiling fan(s); Wall unit(s) for cooling
• Interior features: Eat-in kitchen; Entrance foyer; Pantry; Walk-in closet(s); Built-in features; Skylight(s); Double-pane windows; Two fireplaces
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.7% below list).
• Recommended offer: $137k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#1,207 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment B; Watch: amenities F, commute F, health & safety F.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forest Hills El Sch (math 43% / reading 55%, grade D, #712 of 1,518 statewide, top 47%, 957 students, 43% FRL); Forest Hills Jshs (math 37% / reading 30%, grade F, #323 of 437 statewide, top 74%, 775 students, 30% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 3 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (6.2% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $143k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $136,886 (23.7% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.76% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $170,625
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Croyle St	0.22mi	3/1.5 (-1)	2,400 (-9%)	18mo	$155,000	$65	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.91×
• Total profit: $45,866
• Equity at exit: $115,582

10-year hold

• IRR: 13.8%
• Equity multiple: 3.80×
• Total profit: $140,963
• Equity at exit: $212,009

Cash invested: $50,260 (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 15958

• Home prices YoY: 5.1%
• Active inventory: 3
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-134

Break-even live

Break-even rent $1,539

Max offer price $155,811

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-83	+0% $-134	+5% $-185	+10% $-236
Rent	-10% $-242	-5% $-188	+0% $-134	+5% $-80	+10% $-26
Rate	-1.0pp $-44	-0.5pp $-88	base $-134	+0.5pp $-181	+1.0pp $-228

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   statusdays on market $179,500 Pending 26 DOM
2. 2026-06-13
   days on market $179,500 Active 25 DOM
3. 2026-06-12
   days on market $179,500 Active 24 DOM
4. 2026-06-09
   days on market $179,500 Active 21 DOM
5. 2026-06-08
   days on market $179,500 Active 20 DOM
6. 2026-06-08
   days on market $179,500 Active 19 DOM
7. 2026-06-07
   days on market $179,500 Active 18 DOM
8. 2026-06-04
   pricedays on market $179,500 Active 15 DOM
9. 2026-06-02
   days on market $187,500 Active 14 DOM
10. 2026-06-01
    days on market $187,500 Active 13 DOM
11. 2026-05-31
    days on market $187,500 Active 12 DOM
12. 2026-05-19
    listed $187,500 Active
13. 2013-04-15
    soldstatus $143,100 252-char remark

    Show marketing remark (252 chars)

    Large 4 bedroom home with 3.5 baths, a living room with flagstone flooring, stained glass windows, fireplace & buit in shelving, hardwood floors and ceramic tile throughout. Large eat in kitchen with many of built in appliances and a huge pantry.

14. 2012-09-12
    listed $155,000 252-char remark

    Show marketing remark (252 chars)

    Large 4 bedroom home with 3.5 baths, a living room with flagstone flooring, stained glass windows, fireplace & buit in shelving, hardwood floors and ceramic tile throughout. Large eat in kitchen with many of built in appliances and a huge pantry.

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$222/yr (+$18/mo · 9.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,426
• − Mortgage interest: −$10,055
• − Property taxes: −$2,393
• − Insurance: −$898
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$5,222
• Taxable loss: −$4,769
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $-465/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: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 of 539 in PA

Livability — Summerhill

• Score: 64/100
• State rank: #1207
• US rank: #14204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerhill, PA
• Population (ZIP): 2,190

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 11% Slovak 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% 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: ▲ 6.24%
• Current HPI: 127.6264
• 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

+21.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $187,500 CSMLS
• 2013-04-15 Sold (MLS) $143,100 CSMLS
• 2012-09-12 Listed $155,000 CSMLS

Property tax history

+1.4%/yr

Latest (2026): $2,393 · +3.6% YoY. Source: county tax records.