496 First St · East Conemaugh, PA 15909

$48,000

3 bd · 1.5 ba · 1,260 sqft · SingleFamily · 2 Days on market

2,614 sqft lot Est $44k · 9% over

---

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
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• ARV discount +3.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming and lovingly maintained property that combines comfort, convenience, and outdoor beauty. Relax on the spacious front porch featuring a glider and roller shades—the perfect spot to enjoy your morning coffee or unwind in the evening. Inside, you'll find a thoughtfully updated kitchen with attractive luxury vinyl tile flooring, abundant cabinet space, and recessed lighting that creates a bright and welcoming atmosphere. Spacious living and dining rooms perfect for making memories during social gatherings. A convenient first-floor powder room adds everyday functionality, while the home's overall condition reflects years of attentive care and maintenance. Step

Key facts

• Newer furnace
• Cozy sunporch
• Storage shed

Tags

• UPDATED KITCHEN
• PRIVATE BACKYARD OASIS
• COZY SUNPORCH
• STORAGE SHED
• WALK-UP ATTIC
• NEWER FURNACE

Property features AI

Exterior

• Parking: On-street parking; Paved parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer (sewer available)
• Home design: Residential single-family home; Three or more levels (3 stories)
• Construction: Brick, frame and vinyl siding construction; Shingle roof; Built on a full basement
• Exterior features: Covered patio and porch; Patio; Porch; Rectangular lot; Public maintained road; City street frontage

Interior

• Kitchen: Range; Oven; Microwave; Range hood; Refrigerator
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Electric heating; Oil heating; Ceiling fan(s); Wall unit(s) for cooling
• Interior features: Eat-in kitchen; Entrance foyer; High-speed internet; Window coverings; Double-pane windows; Fireplace (2)
• Laundry & utility: Washer; Dryer; Laundry in basement with sink; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).

Location & tenants

• Location reads 60/100 on livability (#1,504 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Conemaugh Valley SD (rural): math 30% / reading 56% proficiency, ranked #313 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 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 $2k of equity ($332 loan paydown + $2k appreciation (3.6% 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 (3.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $7k; list at $48k implies a 606% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.47% ✓
• Cap rate: 21.41%
• Cash-on-cash: 54.01%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $44,100
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 First St	0.34mi	3/1.0	1,250 (-1%)	13mo	$37,500	$30	70
145 Jackson St	0.51mi	3/1.0	1,231 (-2%)	4mo	$50,000	$41	67
415 Second St	0.14mi	3/2.0	1,208 (-4%)	23mo	$15,000	$12	66
113 Bon Air St	0.52mi	2/1.0 (-1)	1,242 (-1%)	11mo	$50,000	$40	57
1136 Main St	0.34mi	4/1.0 (+1)	1,232 (-2%)	20mo	$43,400	$35	57
1 Headrick Aly	0.38mi	4/1.5 (+1)	1,232 (-2%)	20mo	$32,000	$26	57
1161 William Penn Ave	0.66mi	3/2.0	1,080 (-14%)	14mo	$171,000	$158	32

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

Projected returns pro-forma

3.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.0%
• Equity multiple: 4.14×
• Total profit: $42,266
• Equity at exit: $23,121

10-year hold

• IRR: 54.1%
• Equity multiple: 8.42×
• Total profit: $99,760
• Equity at exit: $36,876

Cash invested: $13,440 (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 15909

• Home prices YoY: 2.4%
• Active inventory: 22
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$20
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $549

Break-even live

Break-even rent $489

Max offer price $48,000

Occupancy floor 49%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $48,000 Active 2 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $48,000 Active 1 DOM

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$23/yr (+$2/mo · 3.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥91°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: $14,217
• − Mortgage interest: −$2,689
• − Property taxes: −$712
• − Insurance: −$906
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$1,396
• Taxable income: $6,238
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $5,095/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: Conemaugh Valley SD
• NCES district ID: 4206430
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $42,523
• Composite: 36.16/100
• National rank: #4739
• State rank: #313 of 539 in PA

Livability — East Conemaugh

• Score: 60/100
• State rank: #1504
• US rank: #19510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Conemaugh, PA
• Population (ZIP): 4,850

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Polish 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 3.56%
• Current HPI: 150.8221
• 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

+605.9% since first listed

2 events — show timeline

• 2026-06-17 Listed $48,000 CSMLS
• 1996-02-01 Sold (Public Records) $6,800 Public Records

Property tax history

+0.9%/yr

Latest (2026): $712 · +0.0% YoY. Source: county tax records.