847 Johnstown Rd · East Freedom, PA 16637

$80,000

2 bd · 1.0 ba · 880 sqft · SingleFamily · 7 Days on market

Built 1949 6,969 sqft lot $91/sqft · 55% 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +7.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodeled rancher with hardwood floors. Freshly painted throughout. New septic system.

Key facts

• Updated bath
• Country setting
• Walk-in shower

Tags

• MODERN KITCHEN
• UPDATED BATH
• WALK-IN SHOWER
• BACK COVERED PATIO
• DETACHED GARAGE
• COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $80k).

Location & tenants

• Location reads 63/100 on livability (#1,282 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: schools D-, amenities F, commute F.
• Spring Cove SD (town): math 31% / reading 51% proficiency, ranked #344 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (4.0% local appreciation)).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y ago; this cycle's ask is 4900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.23% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (median comp): $178,619
• List price: $80,000
• Delta: -55.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
278 Cream Hollow Rd Rd	0.73mi	3/1.0 (+1)	1,000 (+14%)	18mo	$170,000	$170	23

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

Projected returns pro-forma

4.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.03×
• Total profit: $22,963
• Equity at exit: $40,753

10-year hold

• IRR: 17.8%
• Equity multiple: 3.87×
• Total profit: $64,256
• Equity at exit: $66,808

Cash invested: $22,400 (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 16637

• Home prices YoY: 3.6%
• Active inventory: 12
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $138

Break-even live

Break-even rent $806

Max offer price $80,000

Occupancy floor 81%

Sensitivity live

Price	-10% $183	-5% $160	+0% $138	+5% $115	+10% $92
Rent	-10% $60	-5% $99	+0% $138	+5% $176	+10% $215
Rate	-1.0pp $178	-0.5pp $158	base $138	+0.5pp $117	+1.0pp $96

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   status Pending 359-char remark
2. 2026-05-06
   listed $80,000 Active 359-char remark
3. 2015-03-13
   soldstatus $59,900

   Show marketing remark (86 chars)

   Remodeled rancher with hardwood floors. Freshly painted throughout. New septic system.

4. 2014-07-03
   listed $59,900

   Show marketing remark (86 chars)

   Remodeled rancher with hardwood floors. Freshly painted throughout. New septic system.

5. 2010-01-07
   listed $89,000
6. 2009-07-15
   soldstatus $75,400
7. 2009-07-13
   soldstatus $75,400
8. 2009-05-07
   listed $74,900
9. 1986-12-01
   soldstatus $16,500

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,412 · $118/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $11,766
• − Mortgage interest: −$4,481
• − Property taxes: −$1,412
• − Insurance: −$1,198
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,327
• Taxable income: $466
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $1,540/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: Spring Cove SD
• NCES district ID: 4222530
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $46,105
• Composite: 34.88/100
• National rank: #5083
• State rank: #344 of 539 in PA

Livability — East Freedom

• Score: 63/100
• State rank: #1282
• US rank: #15578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,236

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 2% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• 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: ▲ 4.04%
• Current HPI: 115.5472
• 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

-90.3% since first listed

8 events — show timeline

• 2026-06-18 Listed for Rent $1,600 Avail
• 2015-03-13 Sold (MLS) $59,900 AHARMLS
• 2014-07-03 Listed $59,900 AHARMLS
• 2010-01-07 Listed $89,000 AHARMLS
• 2009-07-15 Sold (MLS) $75,400 AHARMLS
• 2009-07-13 Sold (Public Records) $75,400 Public Records
• 2009-05-07 Listed $74,900 AHARMLS
• 1986-12-01 Sold (Public Records) $16,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,412 · +4.6% YoY. Source: county tax records.