3290 William Penn Ave · Vinco, PA 15909

$75,000

2 bd · 1.0 ba · 720 sqft · SingleFamily · 228 Days on market

Built 1949 0.26 ac lot $104/sqft · 21% below area Est $94k · 21% under ↓ 12% since listing

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Appreciation +6.8/10.0
• 1% rule +5.8/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take another look at this charming two-bedroom, one-bath home located in the desirable Central Cambria School District! This property features refinished hardwood floors throughout the living room, bedrooms, and hallway, creating a warm and inviting atmosphere. Step out onto the covered back porch, perfect for relaxing, which leads seamlessly into the eat-in kitchen and then into the cozy living room. The large front window floods the space with natural light. The two bedrooms are conveniently separated by an updated bathroom. There is also a full walk up attic for all your storage needs. Downstairs, a large unfinished basement provides ample storage space and includes washer and dryer hookups, as well as a newer oil furnace. Enjoy easy access to the backyard via walk-up access. An existing foundation in the backyard offers potential for creating a new garage.

Key facts

• Newer oil furnace
• Eat-in kitchen
• Covered back porch

Tags

• REFINISHED HARDWOOD FLOORS
• COVERED BACK PORCH
• EAT-IN KITCHEN
• LARGE UNFINISHED BASEMENT
• WASHER AND DRYER HOOKUPS
• NEWER OIL FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,005 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Central Cambria SD (rural): math 40% / reading 55% proficiency, ranked #225 of 539 in PA (top 42%) — 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 $3k of equity ($519 loan paydown + $3k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (median comp): $94,424
• List price: $75,000
• Delta: -20.57%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.94×
• Total profit: $19,709
• Equity at exit: $36,126

10-year hold

• IRR: 17.2%
• Equity multiple: 3.65×
• Total profit: $55,665
• Equity at exit: $57,619

Cash invested: $21,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $132

Break-even live

Break-even rent $643

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   historical Active Under Contract 872-char remark

   Show marketing remark (800 chars)

   Take another look at this charming two-bedroom, one-bath home located in the Central Cambria School District! This property features refinished hardwood floors throughout the living room, bedrooms, and hallway, creating a warm and inviting atmosphere. Step out onto the covered back porch, perfect for relaxing, which leads seamlessly into the eat-in kitchen and then into the cozy living room. The large front window floods the space with natural light. The two bedrooms are conveniently separated by an updated bathroom. Downstairs, a large unfinished basement provides ample storage space and includes washer and dryer hookups, as well as a newer oil furnace. Enjoy easy access to the backyard via walk-up access. An existing foundation in the backyard offers potential for creating a new garage.

2. 2026-05-07
   status Pending 800-char remark

   Show marketing remark (800 chars)

   Take another look at this charming two-bedroom, one-bath home located in the Central Cambria School District! This property features refinished hardwood floors throughout the living room, bedrooms, and hallway, creating a warm and inviting atmosphere. Step out onto the covered back porch, perfect for relaxing, which leads seamlessly into the eat-in kitchen and then into the cozy living room. The large front window floods the space with natural light. The two bedrooms are conveniently separated by an updated bathroom. Downstairs, a large unfinished basement provides ample storage space and includes washer and dryer hookups, as well as a newer oil furnace. Enjoy easy access to the backyard via walk-up access. An existing foundation in the backyard offers potential for creating a new garage.

3. 2025-10-31
   price $75,000 872-char remark

   Show marketing remark (800 chars)

   Take another look at this charming two-bedroom, one-bath home located in the Central Cambria School District! This property features refinished hardwood floors throughout the living room, bedrooms, and hallway, creating a warm and inviting atmosphere. Step out onto the covered back porch, perfect for relaxing, which leads seamlessly into the eat-in kitchen and then into the cozy living room. The large front window floods the space with natural light. The two bedrooms are conveniently separated by an updated bathroom. Downstairs, a large unfinished basement provides ample storage space and includes washer and dryer hookups, as well as a newer oil furnace. Enjoy easy access to the backyard via walk-up access. An existing foundation in the backyard offers potential for creating a new garage.

4. 2025-10-31
   price $75,000 800-char remark

   Show marketing remark (800 chars)

   Take another look at this charming two-bedroom, one-bath home located in the Central Cambria School District! This property features refinished hardwood floors throughout the living room, bedrooms, and hallway, creating a warm and inviting atmosphere. Step out onto the covered back porch, perfect for relaxing, which leads seamlessly into the eat-in kitchen and then into the cozy living room. The large front window floods the space with natural light. The two bedrooms are conveniently separated by an updated bathroom. Downstairs, a large unfinished basement provides ample storage space and includes washer and dryer hookups, as well as a newer oil furnace. Enjoy easy access to the backyard via walk-up access. An existing foundation in the backyard offers potential for creating a new garage.

5. 2025-09-22
   listed $85,000 Active 872-char remark

   Show marketing remark (872 chars)

   Take another look at this charming two-bedroom, one-bath home located in the desirable Central Cambria School District! This property features refinished hardwood floors throughout the living room, bedrooms, and hallway, creating a warm and inviting atmosphere. Step out onto the covered back porch, perfect for relaxing, which leads seamlessly into the eat-in kitchen and then into the cozy living room. The large front window floods the space with natural light. The two bedrooms are conveniently separated by an updated bathroom. There is also a full walk up attic for all your storage needs. Downstairs, a large unfinished basement provides ample storage space and includes washer and dryer hookups, as well as a newer oil furnace. Enjoy easy access to the backyard via walk-up access. An existing foundation in the backyard offers potential for creating a new garage.

6. 2025-09-21
   listed $85,000 Active 800-char remark

   Show marketing remark (800 chars)

   Take another look at this charming two-bedroom, one-bath home located in the Central Cambria School District! This property features refinished hardwood floors throughout the living room, bedrooms, and hallway, creating a warm and inviting atmosphere. Step out onto the covered back porch, perfect for relaxing, which leads seamlessly into the eat-in kitchen and then into the cozy living room. The large front window floods the space with natural light. The two bedrooms are conveniently separated by an updated bathroom. Downstairs, a large unfinished basement provides ample storage space and includes washer and dryer hookups, as well as a newer oil furnace. Enjoy easy access to the backyard via walk-up access. An existing foundation in the backyard offers potential for creating a new garage.

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$90/yr (+$8/mo · 9.0%)

ⓘ 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 ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,726
• − Mortgage interest: −$4,201
• − Property taxes: −$1,004
• − Insurance: −$375
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$2,182
• Taxable income: $407
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $1,487/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: Central Cambria SD
• NCES district ID: 4205340
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 55% ▼ -13.00%
• Median HH income: $50,276
• Composite: 40.68/100
• National rank: #3674
• State rank: #225 of 539 in PA

Livability — Vinco

• Score: 67/100
• State rank: #1005
• US rank: #11078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinco, 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

-11.8% since first listed

6 events — show timeline

• 2026-05-07 Contingent — CSMLS
• 2026-05-07 Pending — West Penn MLS
• 2025-10-31 Price Changed $75,000 CSMLS
• 2025-10-31 Price Changed $75,000 West Penn MLS
• 2025-09-22 Listed $85,000 CSMLS
• 2025-09-21 Listed $85,000 West Penn MLS

Property tax history

+1.1%/yr

Latest (2026): $1,004 · +3.1% YoY. Source: county tax records.