701 Beech Ave · Patton, PA 16668

$58,900

2 bd · 1.5 ba · 1,124 sqft · SingleFamily · 224 Days on market

Built 1900 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 STORY VINYL SIDED/ HARDWOOD/PLASTER/APPLICANCE INCLUDED/ WHOLE HOUSE WATER FILTER SYSTEM FIRST FLOOR LAUNDRY & CHAIR LIFT INCLUDED IF DESIRED.

Key facts

• Vinyl sided
• Formal dining room
• Modern bath

Tags

• VINYL SIDED
• MODERN BATH
• NEWER LAMINATE FLOORING
• FORMAL DINING ROOM
• FULL UNFINISHED BASEMENT
• UPDATED OIL HW BOILER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#977 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cambria Heights SD (rural): math 27% / reading 63% proficiency, ranked #280 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 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 (-0.7%/yr); year-one equity from $407 of loan paydown is wiped out by about $407 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 (-0.7% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $11k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $59k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $51,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1900 — 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. 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: 1.70% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.64%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.35×
• Total profit: $22,337
• Equity at exit: $15,094

10-year hold

• IRR: 33.3%
• Equity multiple: 4.55×
• Total profit: $58,524
• Equity at exit: $16,609

Cash invested: $16,492 (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 16668

• Home prices YoY: -0.8%
• Active inventory: 12
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $407

Break-even live

Break-even rent $485

Max offer price $58,900

Occupancy floor 54%

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-07
   status Pending
2. 2026-04-06
   price $58,900
3. 2025-11-03
   price $62,900
4. 2025-10-02
   price $66,900
5. 2025-09-29
   status Active
6. 2025-09-22
   status Pending
7. 2025-08-18
   listed $69,900 Active
8. 2013-07-29
   listed $42,500
9. 2006-11-01
   soldstatus $34,500 151-char remark

   Show marketing remark (151 chars)

   2 STORY VINYL SIDED/ HARDWOOD/PLASTER/APPLICANCE INCLUDED/ WHOLE HOUSE WATER FILTER SYSTEM FIRST FLOOR LAUNDRY & CHAIR LIFT INCLUDED IF DESIRED.

10. 2006-10-26
    soldstatus $34,500
11. 2006-09-06
    listed $37,000 151-char remark

    Show marketing remark (151 chars)

    2 STORY VINYL SIDED/ HARDWOOD/PLASTER/APPLICANCE INCLUDED/ WHOLE HOUSE WATER FILTER SYSTEM FIRST FLOOR LAUNDRY & CHAIR LIFT INCLUDED IF DESIRED.

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $763 · $64/mo
• Expected delta: +$168/yr (+$14/mo · 28.2%)

ⓘ 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 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,006
• − Mortgage interest: −$3,299
• − Property taxes: −$595
• − Insurance: −$294
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,713
• Taxable income: $4,183
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,885/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: Cambria Heights SD
• NCES district ID: 4204740
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $44,855
• Composite: 38.0/100
• National rank: #4291
• State rank: #280 of 539 in PA

Livability — Patton

• Score: 67/100
• State rank: #977
• US rank: #10697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Patton, PA
• Population (ZIP): 3,620

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 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · 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: ▼ -0.69%
• Current HPI: 80.4155
• 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

+59.2% since first listed

11 events — show timeline

• 2026-04-07 Pending — AHARMLS
• 2026-04-06 Price Changed $58,900 AHARMLS
• 2025-11-03 Price Changed $62,900 AHARMLS
• 2025-10-02 Price Changed $66,900 AHARMLS
• 2025-09-29 Relisted — AHARMLS
• 2025-09-22 Pending — AHARMLS
• 2025-08-18 Listed $69,900 AHARMLS
• 2013-07-29 Listed $42,500 AHARMLS
• 2006-11-01 Sold (MLS) $34,500 AHARMLS
• 2006-10-26 Sold (Public Records) $34,500 Public Records
• 2006-09-06 Listed $37,000 AHARMLS

Property tax history

+1.4%/yr

Latest (2026): $595 · +3.3% YoY. Source: county tax records.