140 Percy Ln · Hollidaysburg, PA 16648

$159,900

3 bd · 1.0 ba · 2,146 sqft · SingleFamily · 3 Days on market

Built 1955 Fair condition 0.50 ac lot Est $268k · 40% under

---

Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

If you have been waiting for an affordable opportunity in Hollidaysburg, this could be the one! Tucked away in one of the area's most convenient locations, this charming property offers the perfect blend of privacy, manageable living, and everyday convenience. Whether you are looking to simplify life, downsize, or enjoy a more relaxed pace, this home provides a comfortable layout with plenty of potential to make it your own. The property includes an additional adjoining lot, giving you more outdoor space than many homes in this price range and creating a private setting that feels tucked away while still being just minutes from shopping, restaurants, parks, and medical facilities. Enjoy the

Key facts

• Private setting
• Outdoor space
• 0.5 acre lot

Tags

• ADDITIONAL ADJOINING LOT
• PRIVATE SETTING
• OUTDOOR SPACE
• HARD-TO-FIND LOCATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Private well water
• Home design: Single family residence; One level
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Porch; Shed(s); Sloped lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Insulated windows; Wood-burning fireplace; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads 81/100 on livability (#184 in PA, #1,549 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 86 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

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 1955 — 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. 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?
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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $268,250
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Maple Ave	0.41mi	3/2.0	2,096 (-2%)	3mo	$329,764	$157	70
100 Truman St	0.67mi	3/2.0	2,016 (-6%)	2mo	$150,000	$74	53
405 Broad St	0.65mi	3/2.0	2,057 (-4%)	10mo	$149,900	$73	51
1318 Maple Ave	0.40mi	4/2.0 (+1)	2,008 (-6%)	19mo	$255,000	$127	46
408 Cedar Blvd	0.57mi	3/1.5	1,840 (-14%)	2mo	$230,000	$125	46

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-14,226
• Equity at exit: $23,842

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,727
• Equity at exit: $13,825

Cash invested: $44,772 (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 16648

• Home prices YoY: -32.1%
• Active inventory: 86
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $183

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $159,900 Active

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,566
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,652
• Taxable loss: −$371
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,286/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value. Updates to the kitchen and bathroom will further enhance its appeal.

Repairs flagged

• Major Paint — Paint is faded and peeling in several areas.
• Major Landscaping — Overgrown bushes and grass need trimming and maintenance.

Value-add opportunities

• Both Painting and landscaping — Fresh paint and well-maintained landscaping will enhance curb appeal and attract potential buyers/tenants.
• Both Kitchen and bathroom updates — Updating these spaces will make the home more appealing and functional for both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint is faded and peeling in several areas.	Major	$15,000–50,000
Landscaping · Overgrown bushes and grass need trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting and landscaping — Fresh paint and well-maintained landscaping will enhance curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen and bathroom updates — Updating these spaces will make the home more appealing and functional for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Hollidaysburg

• Score: 81/100
• State rank: #184
• US rank: #1549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,722

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 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Iranian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Arabic 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: ▼ -77.77%
• Current HPI: 164.7441
• 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

1 event — show timeline

• 2026-05-21 Listed $159,900 AHARMLS