403 9th St · Windber, PA 15963

$145,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 127 Days on market

Built 1935 5,662 sqft lot $101/sqft · 35% above area Est $108k · 35% 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

Key facts

• New metal roof
• New furnace
• Level yard

Tags

• UPDATED KITCHEN
• NEW METAL ROOF
• NEW FURNACE
• NEW CARPET
• FULL BASEMENT
• LEVEL YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (3.0% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#606 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D, crime F, amenities F.
• Windber Area SD (suburban): math 45% / reading 60% proficiency, ranked #166 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $145k implies a 697% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $107,784
• List price: $145,000
• Delta: 34.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 8th St	0.10mi	3/2.0	1,356 (-6%)	2mo	$160,000	$118	80
306 12th St	0.23mi	3/2.0	1,400 (-3%)	6mo	$92,000	$66	76
1210 Somerset Ave	0.27mi	3/2.0	1,500 (+4%)	2mo	$128,000	$85	75
307 Cambria Ave	0.42mi	3/2.0	1,536 (+7%)	4mo	$205,000	$133	62
401 8th St	0.07mi	3/1.5	1,644 (+14%)	11mo	$165,000	$100	62
306 11th St	0.16mi	3/1.0	1,614 (+12%)	12mo	$55,000	$34	62
808 12th St	0.45mi	3/2.5	1,412 (-2%)	12mo	$187,500	$133	60
310 11th St	0.16mi	2/2.0 (-1)	1,233 (-14%)	3mo	$120,000	$97	57
201 7th St	0.19mi	4/2.0 (+1)	1,598 (+11%)	11mo	$148,000	$93	55
211 Railroad St	0.63mi	3/2.0	1,305 (-9%)	3mo	$95,000	$73	49
404 Hugh St	0.39mi	3/2.5	1,266 (-12%)	12mo	$205,000	$162	46
1805 Somerset Ave	0.64mi	2/1.5 (-1)	1,246 (-14%)	12mo	$95,000	$76	31

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-15,423
• Equity at exit: $21,620

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-3,005
• Equity at exit: $12,537

Cash invested: $40,600 (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 15963

• Home prices YoY: -24.4%
• Active inventory: 45
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $127

Break-even live

Break-even rent $1,247

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $209	-5% $168	+0% $127	+5% $86	+10% $45
Rent	-10% $15	-5% $71	+0% $127	+5% $182	+10% $238
Rate	-1.0pp $200	-0.5pp $163	base $127	+0.5pp $89	+1.0pp $51

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-16
   historical Active Under Contract 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

2. 2026-05-16
   status Pending 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

3. 2026-05-11
   price $145,000 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

4. 2026-05-11
   price $145,000 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

5. 2026-04-22
   price $149,900 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

6. 2026-04-22
   price $149,900 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

7. 2026-04-14
   price $150,000 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

8. 2026-03-23
   price $155,000 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

9. 2026-03-23
   price $155,000 788-char remark

   Show marketing remark (788 chars)

   Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

10. 2026-01-09
    listed $159,900 Active 788-char remark

    Show marketing remark (788 chars)

    Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

11. 2026-01-09
    listed $159,900 Active 788-char remark

    Show marketing remark (788 chars)

    Welcome to this well-maintained home located at 403 9th Street in Windber Borough. This property offers a comfortable layout with bright living spaces and a functional floor plan. The main level features a spacious living room, an updated kitchen with ample cabinetry, and well-sized bedrooms. The bathroom includes clean, modern updates. Recent improvements add excellent value, including a new metal roof, new furnace, and new carpet throughout the home. A full basement provides additional storage or potential workshop space. Outside, the level yard offers room for outdoor enjoyment, gardening, or pets. Conveniently located near schools, parks, shopping, and local amenities, this home is an excellent option for buyers seeking affordability and convenience in a quiet neighborhood.

12. 2013-03-28
    soldstatus $18,200
13. 2012-09-17
    listed $27,900
14. 2005-12-06
    soldstatus $49,900
15. 2005-11-28
    soldstatus $49,900
16. 2005-09-08
    listed $49,900
17. 1999-04-20
    soldstatus $49,900
18. 1999-04-01
    soldstatus $49,900
19. 1998-12-07
    listed $49,900

ⓘ 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: $1,968 · $164/mo
• Projected year-2 tax: $2,130 · $177/mo
• Expected delta: +$161/yr (+$13/mo · 8.2%)

ⓘ 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 8 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,882
• − Mortgage interest: −$8,122
• − Property taxes: −$1,968
• − Insurance: −$725
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,218
• Taxable loss: −$853
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,724/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: Windber Area SD
• NCES district ID: 4226610
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $36,802
• Composite: 43.54/100
• National rank: #2985
• State rank: #166 of 539 in PA

Livability — Windber

• Score: 72/100
• State rank: #606
• US rank: #5843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windber, PA
• Population (ZIP): 10,383

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 71,318 people
• By 2030: 68,555 · -3.9%
• By 2040: 62,447 · -12.4%
• By 2050: 56,437 · -20.9%
• By 2075: 44,453 · -37.7%
• By 2100: 32,408 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 17% Slovak 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Somerset

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -32.2pp toward R · 2008: -25.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+55.9 2012: R+42.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.99%
• Current HPI: 142.2017
• 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

+190.6% since first listed

19 events — show timeline

• 2026-05-16 Contingent — CSMLS
• 2026-05-16 Pending — West Penn MLS
• 2026-05-11 Price Changed $145,000 West Penn MLS
• 2026-05-11 Price Changed $145,000 CSMLS
• 2026-04-22 Price Changed $149,900 CSMLS
• 2026-04-22 Price Changed $149,900 West Penn MLS
• 2026-04-14 Price Changed $150,000 CSMLS
• 2026-03-23 Price Changed $155,000 CSMLS
• 2026-03-23 Price Changed $155,000 West Penn MLS
• 2026-01-09 Listed $159,900 CSMLS
• 2026-01-09 Listed $159,900 West Penn MLS
• 2013-03-28 Sold (MLS) $18,200 CSMLS
• 2012-09-17 Listed $27,900 CSMLS
• 2005-12-06 Sold (MLS) $49,900 CSMLS
• 2005-11-28 Sold (Public Records) $49,900 Public Records
• 2005-09-08 Listed $49,900 CSMLS
• 1999-04-20 Sold (MLS) $49,900 CSMLS
• 1999-04-01 Sold (Public Records) $49,900 Public Records
• 1998-12-07 Listed $49,900 CSMLS

Property tax history

+4.7%/yr

Latest (2026): $1,968 · +4.8% YoY. Source: county tax records.