89 Vogel St · Daisytown, PA 15902

$55,000

3 bd · 2.0 ba · 986 sqft · SingleFamily · 30 Days on market

Built 1953 3,999 sqft lot $56/sqft · 39% above area Est $40k · 39% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour this 3-bedroom, 2-full-bath home located in Conemaugh Township. The property features a primary bedroom on the first floor and a one-car garage, offering convenient and functional living. A great opportunity for buyers seeking comfort and accessibility. . Call today to tour to find a place to call home.

Key facts

• 3,999 sq ft lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#827 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D+, amenities 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: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $380 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 2.5% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.85% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 4.5

CMA / ARV

• ARV (median comp): $39,681
• List price: $55,000
• Delta: 38.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
992 Cushon	0.31mi	3/1.5	950 (-4%)	12mo	$210,000	$221	68
62 Vogel St	0.20mi	3/1.5	1,080 (+10%)	24mo	$45,000	$42	53

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $15,218
• Equity at exit: $8,201

10-year hold

• IRR: 31.9%
• Equity multiple: 3.89×
• Total profit: $44,445
• Equity at exit: $4,755

Cash invested: $15,400 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $378

Break-even live

Break-even rent $540

Max offer price $55,000

Occupancy floor 58%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Oak St Unit 1 Johnstown, PA	2.0	1.0	1100	$900	$0.82	43d	1	0.79mi

Listing history 6 events

1. 2026-06-01
   status $55,000 Pending 30 DOM
2. 2026-05-31
   days on market $55,000 Active 30 DOM
3. 2026-05-30
   days on market $55,000 Active 29 DOM
4. 2026-05-07
   status Active 314-char remark

   Show marketing remark (314 chars)

   Come tour this 3-bedroom, 2-full-bath home located in Conemaugh Township. The property features a primary bedroom on the first floor and a one-car garage, offering convenient and functional living. A great opportunity for buyers seeking comfort and accessibility. . Call today to tour to find a place to call home.

5. 2026-01-15
   status Pending 314-char remark

   Show marketing remark (314 chars)

   Come tour this 3-bedroom, 2-full-bath home located in Conemaugh Township. The property features a primary bedroom on the first floor and a one-car garage, offering convenient and functional living. A great opportunity for buyers seeking comfort and accessibility. . Call today to tour to find a place to call home.

6. 2026-01-10
   listed $55,000 Active 314-char remark

   Show marketing remark (314 chars)

   Come tour this 3-bedroom, 2-full-bath home located in Conemaugh Township. The property features a primary bedroom on the first floor and a one-car garage, offering convenient and functional living. A great opportunity for buyers seeking comfort and accessibility. . Call today to tour to find a place to call home.

ⓘ 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: $1,385 · $115/mo
• Projected year-2 tax: $1,385 · $115/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 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: $12,227
• − Mortgage interest: −$3,081
• − Property taxes: −$1,385
• − Insurance: −$275
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$1,600
• Taxable income: $3,930
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,595/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 — Daisytown

• Score: 69/100
• State rank: #827
• US rank: #8610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

3 events — show timeline

• 2026-05-07 Relisted — CSMLS
• 2026-01-15 Pending — CSMLS
• 2026-01-10 Listed $55,000 CSMLS

Property tax history

+1.6%/yr

Latest (2026): $1,385 · +0.0% YoY. Source: county tax records.