513-515 Penn St · Huntingdon, PA 16652

$135,900

12 bd · 6.5 ba · 7,200 sqft · SingleFamily · 147 Days on market

Built 1900 Poor condition 5,227 sqft lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Downtown Huntingdon mixed-use building sold as-is. The first floor has a street-level storefront with about six rooms and a separate 2-bed, 1-bath apartment. The second floor has three apartments: one 3-bed, 1-bath and two 2-bed, 1-bath. The third floor has one 3-bed, 1-bath apartment. All apartments include a kitchen and family room. The fenced rear lot could be modified for extra parking. The layout offers options to convert the storefront and other areas into more apartments or all residential. Call today for a private showing.

Key facts

• Fenced rear lot
• Options to convert
• 5,227 sq ft lot

Tags

• FENCED REAR LOT
• OPTIONS TO CONVERT

What this means for you Summary

Snapshot

• This is a 12-bed/6.5-bath single-family listed at $136k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.6% in Huntingdon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,050 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D+, amenities F.
• Huntingdon Area SD (town): math 32% / reading 47% proficiency, ranked #366 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-7,368
• Equity at exit: $20,263

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $12,515
• Equity at exit: $11,750

Cash invested: $38,052 (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 16652

• Home prices YoY: -21.5%
• Active inventory: 73
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,038/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $230

Break-even live

Break-even rent $1,189

Max offer price $135,900

Occupancy floor 79%

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-30
   days on market $135,900 Active 147 DOM
2. 2026-04-14
   price $135,900 536-char remark

   Show marketing remark (536 chars)

   Downtown Huntingdon mixed-use building sold as-is. The first floor has a street-level storefront with about six rooms and a separate 2-bed, 1-bath apartment. The second floor has three apartments: one 3-bed, 1-bath and two 2-bed, 1-bath. The third floor has one 3-bed, 1-bath apartment. All apartments include a kitchen and family room. The fenced rear lot could be modified for extra parking. The layout offers options to convert the storefront and other areas into more apartments or all residential. Call today for a private showing.

3. 2026-01-03
   listed $139,900 Active 536-char remark

   Show marketing remark (536 chars)

   Downtown Huntingdon mixed-use building sold as-is. The first floor has a street-level storefront with about six rooms and a separate 2-bed, 1-bath apartment. The second floor has three apartments: one 3-bed, 1-bath and two 2-bed, 1-bath. The third floor has one 3-bed, 1-bath apartment. All apartments include a kitchen and family room. The fenced rear lot could be modified for extra parking. The layout offers options to convert the storefront and other areas into more apartments or all residential. Call today for a private showing.

4. 2025-12-31
   historical
5. 2025-11-05
   status Active
6. 2025-10-18
   status Pending
7. 2025-09-11
   listed $139,900 Active
8. 2023-09-28
   status Pending
9. 2023-09-28
   historical
10. 2023-09-18
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,755
• − Mortgage interest: −$7,613
• − Property taxes: −$2,038
• − Insurance: −$680
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,953
• Taxable income: $631
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $2,605/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to code and improve its value. Immediate repairs and maintenance are needed to ensure safety and functionality.

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard
• Major Missing cabinets in kitchen — Functionality lost
• Major Dirty and outdated bathroom fixtures — Aesthetic and functionality issues
• Major Dirty and worn-out carpet — Aesthetic and comfort issues
• Major Peeling paint on interior walls — Safety and aesthetic issues
• Major Dirty and peeling paint on exterior siding — Safety and aesthetic issues
• Major Dirty and missing windows — Safety and aesthetic issues
• Major Exposed wiring and missing components in HVAC/mechanicals — Safety and functionality issues

Value-add opportunities

• Both Paint interior and exterior walls — Improves aesthetics and safety
• Both Replace carpet with new flooring — Improves comfort and aesthetics
• Both Replace outdated bathroom fixtures with modern ones — Improves aesthetics and functionality
• Both Replace missing cabinets with new ones — Improves functionality and aesthetics
• Both Replace exposed wiring and missing components in HVAC/mechanicals — Improves safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring in kitchen · Safety hazard	Major	$15,000–50,000
Missing cabinets in kitchen · Functionality lost	Major	$15,000–50,000
Dirty and outdated bathroom fixtures · Aesthetic and functionality issues	Major	$15,000–50,000
Dirty and worn-out carpet · Aesthetic and comfort issues	Major	$15,000–50,000
Peeling paint on interior walls · Safety and aesthetic issues	Major	$15,000–50,000
Dirty and peeling paint on exterior siding · Safety and aesthetic issues	Major	$15,000–50,000
Dirty and missing windows · Safety and aesthetic issues	Major	$15,000–50,000
Exposed wiring and missing components in HVAC/mechanicals · Safety and functionality issues	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Paint interior and exterior walls — Improves aesthetics and safety ↑
• Both Replace carpet with new flooring — Improves comfort and aesthetics ↑
• Both Replace outdated bathroom fixtures with modern ones — Improves aesthetics and functionality ↑
• Both Replace missing cabinets with new ones — Improves functionality and aesthetics ↑
• Both Replace exposed wiring and missing components in HVAC/mechanicals — Improves safety and functionality ↑

ⓘ 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: Huntingdon Area SD
• NCES district ID: 4212090
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $43,534
• Composite: 33.4/100
• National rank: #5478
• State rank: #366 of 539 in PA

Livability — Huntingdon

• Score: 66/100
• State rank: #1050
• US rank: #11779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntingdon, PA
• Population (ZIP): 15,858

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.10%
• Current HPI: 197.6958
• 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

+4.6% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $135,900 BRIGHT MLS
• 2026-01-03 Listed $139,900 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-11-05 Relisted — BRIGHT MLS
• 2025-10-18 Pending — BRIGHT MLS
• 2025-09-11 Listed $139,900 BRIGHT MLS
• 2023-09-28 Pending — BRIGHT MLS
• 2023-09-28 Listing Removed — BRIGHT MLS
• 2023-09-18 Listed $129,900 BRIGHT MLS