1008 Cameron Ave · Tyrone, PA 16686

$62,000

3 bd · 2.0 ba · 1,194 sqft · SingleFamily · 104 Days on market

Built 1930 1,742 sqft lot $52/sqft · 56% below area

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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 +4.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This half-double home offers a fantastic opportunity for both savvy investors looking to add to their portfolio and first-time buyers eager to build sweat equity. The layout is thoughtfully designed for convenience, featuring a sought-after main-floor bedroom paired with a full bathroom on the same level, making it ideal for those seeking single-floor living options. This home has a new roof as of May 2025, in addition to a newer furnace. While the home requires a few cosmetic upgrades and personal touches to truly shine, its solid bones and functional floor plan provide a perfect canvas for your vision.

Key facts

• Newer furnace
• Main-floor bedroom
• Full bathroom

Tags

• MAIN-FLOOR BEDROOM
• FULL BATHROOM
• NEW ROOF
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.5% 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.

Location & tenants

• 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.
• Market conditions: 51 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $429 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $9k; list at $62k implies a 589% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
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: 1.53% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 5.4

CMA / ARV

• ARV (median comp): $140,922
• List price: $62,000
• Delta: -56.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 W 12th	0.17mi	2/1.5 (-1)	1,298 (+9%)	1mo	$127,000	$98	70
702 Engelman Dr	0.37mi	3/2.0	1,236 (+4%)	10mo	$255,000	$206	69
1313 Blair Ave	0.38mi	3/1.0	1,048 (-12%)	2mo	$88,000	$84	56
1404 Bald Eagle Ave	0.49mi	3/2.0	1,252 (+5%)	22mo	$96,500	$77	51
308 Waring St	0.18mi	3/1.5	1,338 (+12%)	24mo	$136,000	$102	50
1306 Blair Ave	0.39mi	3/1.0	1,345 (+13%)	18mo	$80,000	$59	42
1464 Blair Ave	0.52mi	2/1.0 (-1)	1,048 (-12%)	15mo	$43,900	$42	34

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

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.70×
• Total profit: $12,115
• Equity at exit: $12,696

10-year hold

• IRR: 22.9%
• Equity multiple: 3.18×
• Total profit: $37,917
• Equity at exit: $11,481

Cash invested: $17,360 (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 16686

• Home prices YoY: -0.7%
• Active inventory: 51
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $297

Break-even live

Break-even rent $573

Max offer price $62,000

Occupancy floor 64%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $62,000 Active 104 DOM
2. 2026-06-18
   days on market $62,000 Active 103 DOM
3. 2026-06-17
   days on market $62,000 Active 102 DOM
4. 2026-06-16
   days on market $62,000 Active 101 DOM
5. 2026-06-15
   days on market $62,000 Active 100 DOM
6. 2026-06-14
   days on market $62,000 Active 98 DOM
7. 2026-06-13
   days on market $62,000 Active 97 DOM
8. 2026-06-10
   days on market $62,000 Active 95 DOM
9. 2026-06-09
   days on market $62,000 Active 94 DOM
10. 2026-06-08
    days on market $62,000 Active 93 DOM
11. 2026-06-07
    days on market $62,000 Active 92 DOM
12. 2026-06-05
    days on market $62,000 Active 89 DOM
13. 2026-06-02
    pricestatusdays on market $62,000 Active 87 DOM
14. 2026-05-06
    status Pending 611-char remark

    Show marketing remark (611 chars)

    This half-double home offers a fantastic opportunity for both savvy investors looking to add to their portfolio and first-time buyers eager to build sweat equity. The layout is thoughtfully designed for convenience, featuring a sought-after main-floor bedroom paired with a full bathroom on the same level, making it ideal for those seeking single-floor living options. This home has a new roof as of May 2025, in addition to a newer furnace. While the home requires a few cosmetic upgrades and personal touches to truly shine, its solid bones and functional floor plan provide a perfect canvas for your vision.

15. 2026-02-09
    listed $65,000 Active 611-char remark

    Show marketing remark (611 chars)

    This half-double home offers a fantastic opportunity for both savvy investors looking to add to their portfolio and first-time buyers eager to build sweat equity. The layout is thoughtfully designed for convenience, featuring a sought-after main-floor bedroom paired with a full bathroom on the same level, making it ideal for those seeking single-floor living options. This home has a new roof as of May 2025, in addition to a newer furnace. While the home requires a few cosmetic upgrades and personal touches to truly shine, its solid bones and functional floor plan provide a perfect canvas for your vision.

16. 2026-01-30
    historical
17. 2025-10-09
    price $67,000
18. 2025-10-09
    price $67,000
19. 2025-07-10
    listed $70,000 Active
20. 2011-07-05
    listed $42,000
21. 1999-09-01
    soldstatus $9,000

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,220 · $102/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 19 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: $11,381
• − Mortgage interest: −$3,473
• − Property taxes: −$1,220
• − Insurance: −$310
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,804
• Taxable income: $2,753
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $2,898/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: Tyrone Area SD
• NCES district ID: 4224030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $45,447
• Composite: 38.94/100
• National rank: #4089
• State rank: #263 of 539 in PA

Livability — Tyrone

• Score: 77/100
• State rank: #319
• US rank: #2838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyrone, PA
• City population: 13,000
• Population (ZIP): 13,000

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 254.3042
• 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

+622.2% since first listed

8 events — show timeline

• 2026-05-06 Pending — AHARMLS
• 2026-02-09 Listed $65,000 AHARMLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2025-10-09 Price Changed $67,000 BRIGHT MLS
• 2025-10-09 Price Changed $67,000 AHARMLS
• 2025-07-10 Listed $70,000 BRIGHT MLS
• 2011-07-05 Listed $42,000 AHARMLS
• 1999-09-01 Sold (Public Records) $9,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,220 · +7.1% YoY. Source: county tax records.