265 View St · Lorain, PA 15902

$100,000

3 bd · 2.0 ba · 1,790 sqft · SingleFamily · 137 Days on market

Built 1940 9,381 sqft lot $56/sqft · at area comps Est $104k · at est.

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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 +19.5/30.0
• ARV discount +9.4/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduction! Back on the market at no fault of the home. Motivated sellers! This well-maintained stone and vinyl home offers 3 bedrooms and 2 full bathrooms, thoughtfully designed with convenient living space on both levels. The inviting living room features a cozy wood-burning stove and direct access to the rear deck, creating the perfect space to relax and enjoy the peaceful wooded surroundings. The main level offers an open floor plan with spacious rooms ideal for everyday living and entertaining, along with a full bathroom for added convenience. Step outside to a private, tranquil setting with scenic wooded views and a large terraced backyard—perfect for gatherings, outdoor entertaining, or simply unwinding in nature. All appliances are included, and the home is truly move-in ready. Schedule your showing today!

Key facts

• Open floor plan
• Wood-burning stove
• 9,381 sq ft lot

Tags

• OPEN FLOOR PLAN
• WOOD-BURNING STOVE
• TRANQUIL WOODED VIEWS
• LARGE TERRACED REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,305 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Ferndale Area SD (suburban): math 31% / reading 56% proficiency, ranked #316 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $100k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1940 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $104,408
• List price: $100,000
• Delta: -4.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 View St	0.11mi	3/1.5	1,728 (-4%)	12mo	$125,000	$72	77
392 Ohio St	0.29mi	4/1.5 (+1)	1,764 (-2%)	13mo	$69,900	$40	66
1917 Eugene St	0.57mi	3/2.0	1,731 (-3%)	11mo	$150,000	$87	59
226 Coldren St	0.42mi	3/2.5	1,651 (-8%)	9mo	$147,000	$89	58
110 Oakland Ave	0.20mi	3/1.0	1,550 (-13%)	8mo	$57,500	$37	57
850 Leisure Ave	0.37mi	4/1.0 (+1)	1,920 (+7%)	10mo	$75,000	$39	54
213 Coldren St	0.52mi	4/2.0 (+1)	1,648 (-8%)	11mo	$140,000	$85	48
212 Beechwood St	0.64mi	3/2.0	1,585 (-12%)	9mo	$199,000	$126	44
648 Forest Ave	0.57mi	3/1.0	1,568 (-12%)	12mo	$49,900	$32	39
272 Highland Park Rd	0.72mi	3/1.5	1,548 (-14%)	8mo	$130,000	$84	35
1727 Ringling Ave	0.74mi	2/1.0 (-1)	1,632 (-9%)	11mo	$165,000	$101	33
560 Highland Ave	0.67mi	2/1.0 (-1)	1,568 (-12%)	7mo	$35,000	$22	33

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: $-8,945
• Equity at exit: $14,910

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,577
• Equity at exit: $8,646

Cash invested: $28,000 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $114

Break-even live

Break-even rent $858

Max offer price $100,000

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Cypress Ave Unit 706 Johnstown, PA	3.0	1.0	2496	$950	$0.38	44d	1	0.80mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	44d	1	1.15mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	44d	1	1.17mi
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	44d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 137 DOM
2. 2026-06-18
   days on market $100,000 Active 136 DOM
3. 2026-06-18
   status $100,000 Active 135 DOM
4. 2026-06-07
   statusdays on market $100,000 Active Under Contract 135 DOM
5. 2026-06-05
   days on market $100,000 Active 133 DOM
6. 2026-06-03
   days on market $100,000 Active 132 DOM
7. 2026-06-02
   days on market $100,000 Active 131 DOM
8. 2026-06-01
   days on market $100,000 Active 130 DOM
9. 2026-05-31
   days on market $100,000 Active 129 DOM
10. 2026-05-30
    days on market $100,000 Active 128 DOM
11. 2026-05-12
    price $100,000 836-char remark

    Show marketing remark (836 chars)

    Price Reduction! Back on the market at no fault of the home. Motivated sellers! This well-maintained stone and vinyl home offers 3 bedrooms and 2 full bathrooms, thoughtfully designed with convenient living space on both levels. The inviting living room features a cozy wood-burning stove and direct access to the rear deck, creating the perfect space to relax and enjoy the peaceful wooded surroundings. The main level offers an open floor plan with spacious rooms ideal for everyday living and entertaining, along with a full bathroom for added convenience. Step outside to a private, tranquil setting with scenic wooded views and a large terraced backyard—perfect for gatherings, outdoor entertaining, or simply unwinding in nature. All appliances are included, and the home is truly move-in ready. Schedule your showing today!

12. 2026-04-25
    price $110,000 836-char remark

    Show marketing remark (836 chars)

    Price Reduction! Back on the market at no fault of the home. Motivated sellers! This well-maintained stone and vinyl home offers 3 bedrooms and 2 full bathrooms, thoughtfully designed with convenient living space on both levels. The inviting living room features a cozy wood-burning stove and direct access to the rear deck, creating the perfect space to relax and enjoy the peaceful wooded surroundings. The main level offers an open floor plan with spacious rooms ideal for everyday living and entertaining, along with a full bathroom for added convenience. Step outside to a private, tranquil setting with scenic wooded views and a large terraced backyard—perfect for gatherings, outdoor entertaining, or simply unwinding in nature. All appliances are included, and the home is truly move-in ready. Schedule your showing today!

13. 2026-04-25
    status Active 836-char remark

    Show marketing remark (836 chars)

    Price Reduction! Back on the market at no fault of the home. Motivated sellers! This well-maintained stone and vinyl home offers 3 bedrooms and 2 full bathrooms, thoughtfully designed with convenient living space on both levels. The inviting living room features a cozy wood-burning stove and direct access to the rear deck, creating the perfect space to relax and enjoy the peaceful wooded surroundings. The main level offers an open floor plan with spacious rooms ideal for everyday living and entertaining, along with a full bathroom for added convenience. Step outside to a private, tranquil setting with scenic wooded views and a large terraced backyard—perfect for gatherings, outdoor entertaining, or simply unwinding in nature. All appliances are included, and the home is truly move-in ready. Schedule your showing today!

14. 2026-04-07
    status Pending 836-char remark

    Show marketing remark (836 chars)

    Price Reduction! Back on the market at no fault of the home. Motivated sellers! This well-maintained stone and vinyl home offers 3 bedrooms and 2 full bathrooms, thoughtfully designed with convenient living space on both levels. The inviting living room features a cozy wood-burning stove and direct access to the rear deck, creating the perfect space to relax and enjoy the peaceful wooded surroundings. The main level offers an open floor plan with spacious rooms ideal for everyday living and entertaining, along with a full bathroom for added convenience. Step outside to a private, tranquil setting with scenic wooded views and a large terraced backyard—perfect for gatherings, outdoor entertaining, or simply unwinding in nature. All appliances are included, and the home is truly move-in ready. Schedule your showing today!

15. 2026-01-03
    listed $119,000 Active 836-char remark

    Show marketing remark (836 chars)

    Price Reduction! Back on the market at no fault of the home. Motivated sellers! This well-maintained stone and vinyl home offers 3 bedrooms and 2 full bathrooms, thoughtfully designed with convenient living space on both levels. The inviting living room features a cozy wood-burning stove and direct access to the rear deck, creating the perfect space to relax and enjoy the peaceful wooded surroundings. The main level offers an open floor plan with spacious rooms ideal for everyday living and entertaining, along with a full bathroom for added convenience. Step outside to a private, tranquil setting with scenic wooded views and a large terraced backyard—perfect for gatherings, outdoor entertaining, or simply unwinding in nature. All appliances are included, and the home is truly move-in ready. Schedule your showing today!

16. 2005-10-12
    soldstatus $41,200 247-char remark

    Show marketing remark (247 chars)

    Stone and Vinyl, 2 BR Home in excellent condition located in a private location. Large rooms and open floor plan throughout the Main Level, and a full bath on each Level. Large terraced rear yard and side off street parking. Call for more details.

17. 2005-09-15
    soldstatus $41,200
18. 2005-07-18
    listed $40,000 247-char remark

    Show marketing remark (247 chars)

    Stone and Vinyl, 2 BR Home in excellent condition located in a private location. Large rooms and open floor plan throughout the Main Level, and a full bath on each Level. Large terraced rear yard and side off street parking. Call for more details.

19. 1996-04-01
    soldstatus $36,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: +$121/yr (+$10/mo · 9.1%)

ⓘ 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 7 d/yr ≥93°F today · 17 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: $12,021
• − Mortgage interest: −$5,602
• − Property taxes: −$1,337
• − Insurance: −$500
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,909
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,426/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: Ferndale Area SD
• NCES district ID: 4209750
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $37,748
• Composite: 36.12/100
• National rank: #4750
• State rank: #316 of 539 in PA

Livability — Lorain

• Score: 62/100
• State rank: #1305
• US rank: #16281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorain, PA
• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• Rent YoY: —
• Metro: Johnstown, PA
• 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

+177.8% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $100,000 BRIGHT MLS
• 2026-04-25 Price Changed $110,000 BRIGHT MLS
• 2026-04-25 Relisted — BRIGHT MLS
• 2026-04-07 Pending — BRIGHT MLS
• 2026-01-03 Listed $119,000 BRIGHT MLS
• 2005-10-12 Sold (MLS) $41,200 CSMLS
• 2005-09-15 Sold (Public Records) $41,200 Public Records
• 2005-07-18 Listed $40,000 CSMLS
• 1996-04-01 Sold (Public Records) $36,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,337 · +4.3% YoY. Source: county tax records.