2815 Bigler Ave · Northern Cambria, PA 15714

$89,900

3 bd · 1.0 ba · 1,304 sqft · SingleFamily · 6 Days on market

Built 1914 5,663 sqft lot $69/sqft · 48% above area Est $61k · 48% over

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +7.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 2815 Bigler Avenue in Northern Cambria! This well-maintained home offers plenty of space, functionality, and charm throughout. The main floor features a spacious kitchen, dining area, updated full bathroom, large living room, and an additional bonus room perfect for a home office, playroom, or extra living space. The second floor offers 3 nicely sized bedrooms, including one with sliding glass doors leading to the rear deck. The basement is unfinished but provides excellent storage space and houses the laundry and mechanicals. Outside, you will find a spacious yard, off-street parking, side porch, concrete patio, and a large rear deck ideal for relaxing or entertaining. The detached 1-car garage includes power, making it perfect for a workshop or hobby space. Call today to schedule your private tour!

Key facts

• Spacious yard
• Spacious kitchen
• Sliding glass doors

Tags

• SPACIOUS KITCHEN
• UPDATED FULL BATHROOM
• BONUS ROOM
• SLIDING GLASS DOORS
• EXCELLENT STORAGE SPACE
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Detached 1-car garage; Off-street gravel parking
• Utilities: Public water; Public sewer available; Sewer available
• Home design: Two-story single family residence; Residential property
• Construction: Vinyl siding construction
• Exterior features: Shingle roof; Vinyl siding; Lot is approximately 0.13 acres; Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 67/100 on livability (#991 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Northern Cambria SD (town): math 32% / reading 48% proficiency, ranked #358 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 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 $4k of equity ($622 loan paydown + $4k appreciation (4.2% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.31% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (median comp): $60,692
• List price: $89,900
• Delta: 48.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 Bigler Ave	0.11mi	4/1.0 (+1)	1,350 (+4%)	10mo	$115,900	$86	76
2813 Bigler Ave	0.01mi	3/2.0	1,144 (-12%)	3mo	$85,000	$74	73
409 Lincoln St	0.70mi	3/1.0	1,238 (-5%)	17mo	$89,000	$72	45
1008 38th St	0.64mi	3/1.5	1,456 (+12%)	5mo	$14,300	$10	45

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.50×
• Total profit: $37,659
• Equity at exit: $46,493

10-year hold

• IRR: 24.6%
• Equity multiple: 4.88×
• Total profit: $97,792
• Equity at exit: $76,780

Cash invested: $25,172 (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 15714

• Home prices YoY: 5.0%
• Active inventory: 16
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $332

Break-even live

Break-even rent $762

Max offer price $89,900

Occupancy floor 67%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-13
   listed $89,900 Active 822-char remark

   Show marketing remark (822 chars)

   Welcome to 2815 Bigler Avenue in Northern Cambria! This well-maintained home offers plenty of space, functionality, and charm throughout. The main floor features a spacious kitchen, dining area, updated full bathroom, large living room, and an additional bonus room perfect for a home office, playroom, or extra living space. The second floor offers 3 nicely sized bedrooms, including one with sliding glass doors leading to the rear deck. The basement is unfinished but provides excellent storage space and houses the laundry and mechanicals. Outside, you will find a spacious yard, off-street parking, side porch, concrete patio, and a large rear deck ideal for relaxing or entertaining. The detached 1-car garage includes power, making it perfect for a workshop or hobby space. Call today to schedule your private tour!

2. 2026-05-13
   listed $89,900 Active 822-char remark

   Show marketing remark (822 chars)

   Welcome to 2815 Bigler Avenue in Northern Cambria! This well-maintained home offers plenty of space, functionality, and charm throughout. The main floor features a spacious kitchen, dining area, updated full bathroom, large living room, and an additional bonus room perfect for a home office, playroom, or extra living space. The second floor offers 3 nicely sized bedrooms, including one with sliding glass doors leading to the rear deck. The basement is unfinished but provides excellent storage space and houses the laundry and mechanicals. Outside, you will find a spacious yard, off-street parking, side porch, concrete patio, and a large rear deck ideal for relaxing or entertaining. The detached 1-car garage includes power, making it perfect for a workshop or hobby space. Call today to schedule your private tour!

3. 2021-11-23
   soldstatus $58,000
4. 2015-07-24
   soldstatus $18,500
5. 2013-06-10
   listed $20,000
6. 2005-09-20
   soldstatus $38,000
7. 2005-01-31
   listed $38,500
8. 1998-06-29
   soldstatus $45,000
9. 1987-11-01
   soldstatus $15,000

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$151/yr (+$13/mo · 13.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $14,182
• − Mortgage interest: −$5,036
• − Property taxes: −$1,118
• − Insurance: −$450
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,615
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,332/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: Northern Cambria SD
• NCES district ID: 4217610
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $44,142
• Composite: 33.87/100
• National rank: #5350
• State rank: #358 of 539 in PA

Livability — Northern Cambria

• Score: 67/100
• State rank: #991
• US rank: #10925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northern Cambria, PA
• Population (ZIP): 5,215

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 9% Polish 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 3% French/Haitian/Cajun 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: ▲ 4.17%
• Current HPI: 88.2969
• 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

+499.3% since first listed

11 events — show timeline

• 2026-05-19 Pending — AHARMLS
• 2026-05-19 Pending — CSMLS
• 2026-05-13 Listed $89,900 CSMLS
• 2026-05-13 Listed $89,900 AHARMLS
• 2021-11-23 Sold (Public Records) $58,000 Public Records
• 2015-07-24 Sold (MLS) $18,500 AHARMLS
• 2013-06-10 Listed $20,000 AHARMLS
• 2005-09-20 Sold (MLS) $38,000 AHARMLS
• 2005-01-31 Listed $38,500 AHARMLS
• 1998-06-29 Sold (Public Records) $45,000 Public Records
• 1987-11-01 Sold (Public Records) $15,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,118 · +0.0% YoY. Source: county tax records.