711 Rowena Dr · Ebensburg, PA 15931

$149,900

None bd · 2.0 ba · 1,344 sqft · MultiFamily · 306 Days on market

4,791 sqft lot $112/sqft · 10% below area Est $166k · 10% under

---

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
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking to add an investment property to your portfolio or are you just starting out and looking to live in one unit and have tenant help pay the mortgage. .. this is a great find in Ebensburg Borough. Close to Lake Rowena and the Ghost Town Trail. Great location for easy access to the Highway. Bottom unit has been updated, top floor unit has recently gone through an update with new flooring, paint and lighting. The property has a newer roof. This is a must see! Buyer to verify all measurements.

Key facts

• Lake rowena
• Updated bottom unit
• Newer roof

Tags

• INVESTMENT PROPERTY
• LAKE ROWENA
• UPDATED BOTTOM UNIT
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 87/100 on livability (#53 in PA, #310 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: 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: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.98% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.75%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (median comp): $165,665
• List price: $149,900
• Delta: -9.52%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.1%
• Equity multiple: 2.53×
• Total profit: $64,253
• Equity at exit: $22,351

10-year hold

• IRR: 42.8%
• Equity multiple: 5.05×
• Total profit: $169,949
• Equity at exit: $12,961

Cash invested: $41,972 (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 15931

• Home prices YoY: -29.5%
• Active inventory: 39
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,967 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $1,390

Break-even live

Break-even rent $1,207

Max offer price $149,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,475	-5% $1,433	+0% $1,390	+5% $1,348	+10% $1,305
Rent	-10% $1,156	-5% $1,273	+0% $1,390	+5% $1,508	+10% $1,625
Rate	-1.0pp $1,466	-0.5pp $1,428	base $1,390	+0.5pp $1,351	+1.0pp $1,312

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,966
Total (2 units)			$2,967

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 McConahy Way Ebensburg, PA	2.0	1.5	962	$1,100	$1.14	45d	1	1.05mi

Listing history 9 events

1. 2026-05-09
   price $149,900 500-char remark

   Show marketing remark (500 chars)

   Looking to add an investment property to your portfolio or are you just starting out and looking to live in one unit and have tenant help pay the mortgage. .. this is a great find in Ebensburg Borough. Close to Lake Rowena and the Ghost Town Trail. Great location for easy access to the Highway. Bottom unit has been updated, top floor unit has recently gone through an update with new flooring, paint and lighting. The property has a newer roof. This is a must see! Buyer to verify all measurements.

2. 2026-05-01
   price $170,000 500-char remark

   Show marketing remark (500 chars)

   Looking to add an investment property to your portfolio or are you just starting out and looking to live in one unit and have tenant help pay the mortgage. .. this is a great find in Ebensburg Borough. Close to Lake Rowena and the Ghost Town Trail. Great location for easy access to the Highway. Bottom unit has been updated, top floor unit has recently gone through an update with new flooring, paint and lighting. The property has a newer roof. This is a must see! Buyer to verify all measurements.

3. 2026-01-25
   status Active 500-char remark

   Show marketing remark (500 chars)

   Looking to add an investment property to your portfolio or are you just starting out and looking to live in one unit and have tenant help pay the mortgage. .. this is a great find in Ebensburg Borough. Close to Lake Rowena and the Ghost Town Trail. Great location for easy access to the Highway. Bottom unit has been updated, top floor unit has recently gone through an update with new flooring, paint and lighting. The property has a newer roof. This is a must see! Buyer to verify all measurements.

4. 2026-01-24
   historical 500-char remark

   Show marketing remark (500 chars)

   Looking to add an investment property to your portfolio or are you just starting out and looking to live in one unit and have tenant help pay the mortgage. .. this is a great find in Ebensburg Borough. Close to Lake Rowena and the Ghost Town Trail. Great location for easy access to the Highway. Bottom unit has been updated, top floor unit has recently gone through an update with new flooring, paint and lighting. The property has a newer roof. This is a must see! Buyer to verify all measurements.

5. 2025-09-04
   price $189,000 500-char remark

   Show marketing remark (500 chars)

   Looking to add an investment property to your portfolio or are you just starting out and looking to live in one unit and have tenant help pay the mortgage. .. this is a great find in Ebensburg Borough. Close to Lake Rowena and the Ghost Town Trail. Great location for easy access to the Highway. Bottom unit has been updated, top floor unit has recently gone through an update with new flooring, paint and lighting. The property has a newer roof. This is a must see! Buyer to verify all measurements.

6. 2025-07-23
   listed $199,900 Active 500-char remark

   Show marketing remark (500 chars)

   Looking to add an investment property to your portfolio or are you just starting out and looking to live in one unit and have tenant help pay the mortgage. .. this is a great find in Ebensburg Borough. Close to Lake Rowena and the Ghost Town Trail. Great location for easy access to the Highway. Bottom unit has been updated, top floor unit has recently gone through an update with new flooring, paint and lighting. The property has a newer roof. This is a must see! Buyer to verify all measurements.

7. 2021-03-19
   soldstatus $127,000
8. 2020-05-11
   soldstatus $20,000
9. 1988-08-01
   soldstatus $24,500

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$554/yr (+$46/mo · 43.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 19 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: $35,604
• − Mortgage interest: −$8,397
• − Property taxes: −$1,261
• − Insurance: −$750
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − Depreciation: −$4,361
• Taxable income: $15,140
• Est. tax owed @ 24.0%: −$3,633
• After-tax cash flow: $13,050/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 — Ebensburg

• Score: 87/100
• State rank: #53
• US rank: #310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ebensburg, PA
• Population (ZIP): 8,852

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% Black 2% Two or more races 2%
• Common ancestry: Romanian 12% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% 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: ▼ -54.99%
• Current HPI: 131.3961
• 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

+511.8% since first listed

9 events — show timeline

• 2026-05-09 Price Changed $149,900 AHARMLS
• 2026-05-01 Price Changed $170,000 AHARMLS
• 2026-01-25 Relisted — AHARMLS
• 2026-01-24 Delisted — AHARMLS
• 2025-09-04 Price Changed $189,000 AHARMLS
• 2025-07-23 Listed $199,900 AHARMLS
• 2021-03-19 Sold (Public Records) $127,000 Public Records
• 2020-05-11 Sold (Public Records) $20,000 Public Records
• 1988-08-01 Sold (Public Records) $24,500 Public Records

Property tax history

+1.3%/yr

Latest (2026): $1,261 · +2.9% YoY. Source: county tax records.