927 Gillespie Ave · Portage, PA 15946

$79,500

2 bd · 1.0 ba · 1,144 sqft · Manufactured · 5 Days on market

Built 1960 5,663 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ranch /Vinyl siding detached garage & carport remodeled starter or cozy retirement home with above pool & deck

Key facts

• Shed workshop
• Separate laundry
• Screened in area

Tags

• SEPARATE DINING AREA
• LARGE LIVING ROOM
• SEPARATE LAUNDRY
• LARGE BACK YARD
• SHED WORKSHOP
• SCREENED IN AREA

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer available; Sewer available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof; One level construction
• Exterior features: Workshop on property; Irregular and rectangular lot shapes

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: Master on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: High-speed internet; Master bedroom on the main level; Window coverings; Double-pane windows; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($916 rent vs $80k).

Location & tenants

• Location reads 70/100 on livability (#772 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Portage Area SD (town): math 46% / reading 66% proficiency, ranked #120 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 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 $550 of loan paydown is wiped out by about $2k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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.
• Current owner paid $53k; list at $80k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $79,500

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.15% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $36,608
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Bluebird Ln	0.37mi	3/1.0 (+1)	1,080 (-6%)	19mo	$35,000	$32	52

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-327
• Equity at exit: $11,854

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $15,881
• Equity at exit: $6,874

Cash invested: $22,260 (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 15946

• Home prices YoY: -32.2%
• Active inventory: 31
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $916 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $197

Break-even live

Break-even rent $666

Max offer price $79,500

Occupancy floor 73%

Sensitivity live

Price	-10% $242	-5% $220	+0% $197	+5% $175	+10% $152
Rent	-10% $125	-5% $161	+0% $197	+5% $233	+10% $269
Rate	-1.0pp $237	-0.5pp $217	base $197	+0.5pp $177	+1.0pp $156

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-04
   statusdays on market $79,500 Pending 5 DOM
2. 2026-06-02
   days on market $79,500 Active 4 DOM
3. 2026-06-01
   days on market $79,500 Active 3 DOM
4. 2026-05-31
   days on market $79,500 Active 2 DOM
5. 2026-05-29
   listed $79,500 Active
6. 2005-05-31
   soldstatus $52,900 122-char remark

   Show marketing remark (122 chars)

   ranch /Vinyl siding detached garage & carport remodeled starter or cozy retirement home with above pool & deck

7. 2005-05-24
   soldstatus $52,900
8. 2004-12-01
   listed $52,900 122-char remark

   Show marketing remark (122 chars)

   ranch /Vinyl siding detached garage & carport remodeled starter or cozy retirement home with above pool & deck

9. 2000-10-05
   soldstatus $41,200
10. 1995-09-01
    soldstatus $18,200
11. 1985-04-01
    soldstatus $6,700

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$170/yr (+$14/mo · 18.5%)

ⓘ 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 ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,990
• − Mortgage interest: −$4,453
• − Property taxes: −$916
• − Insurance: −$398
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$2,313
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,089/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: Portage Area SD
• NCES district ID: 4219560
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $43,143
• Composite: 47.02/100
• National rank: #2344
• State rank: #120 of 539 in PA

Livability — Portage

• Score: 70/100
• State rank: #772
• US rank: #7786

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: Portage, PA
• Population (ZIP): 6,630

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 22% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% Other Indo-European 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: ▼ -49.66%
• Current HPI: 104.3539
• 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

+1086.6% since first listed

7 events — show timeline

• 2026-05-29 Listed $79,500 CSMLS
• 2005-05-31 Sold (MLS) $52,900 AHARMLS
• 2005-05-24 Sold (Public Records) $52,900 Public Records
• 2004-12-01 Listed $52,900 AHARMLS
• 2000-10-05 Sold (Public Records) $41,200 Public Records
• 1995-09-01 Sold (Public Records) $18,200 Public Records
• 1985-04-01 Sold (Public Records) $6,700 Public Records

Property tax history

+0.9%/yr

Latest (2026): $916 · +0.0% YoY. Source: county tax records.