842 8th St · Colver, PA 15927

$139,900

4 bd · 2.0 ba · 1,768 sqft · SingleFamily · 2 Days on market

Built 1911 6,970 sqft lot Est $122k · 15% over

---

Why this score? — see what drove the D+ 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 +20.0/30.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks MLS

Welcome to 842 8th Street, Colver, PA. Two story 4 bedroom, 2 bath vinyl sided home with enclosed front porch. Open spacious kitchen leading into a hugh LR with gas fireplace, dining area, first floor laundry. Rear concrete covered patio. Oversized shed for storage. Move-in condition. Don't let this one get away!

Key facts

• First floor laundry
• Gas fireplace
• Dining area

Tags

• ENCLOSED FRONT PORCH
• OPEN SPACIOUS KITCHEN
• HUGE LR
• GAS FIREPLACE
• DINING AREA
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Utilities: Public water; Public sewer / sewer available
• Home design: Two-story single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Oil fuel
• Interior features: Fireplace (1); Full unfinished basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (4.7% below list).
• Recommended offer: $133k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,556 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime C-, employment D, schools 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: 6 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 $5k of equity ($967 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,379 (4.7% below list)

Questions for the listing agent

1. Built in 1911 — 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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $121,992
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 2nd St	0.43mi	4/2.0	1,777 (+0%)	20mo	$140,000	$79	63
861 8th St	0.16mi	3/2.0 (-1)	1,512 (-14%)	13mo	$90,000	$60	52
206 Twenty Row Rd	0.68mi	3/1.5 (-1)	1,922 (+9%)	10mo	$132,500	$69	38

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: 12.4%
• Equity multiple: 1.71×
• Total profit: $27,728
• Equity at exit: $62,905

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $83,403
• Equity at exit: $96,944

Cash invested: $39,172 (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 15927

• Active inventory: 6
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $171

Break-even live

Break-even rent $1,117

Max offer price $139,900

Occupancy floor 82%

Sensitivity live

Price	-10% $250	-5% $211	+0% $171	+5% $132	+10% $92
Rent	-10% $66	-5% $119	+0% $171	+5% $224	+10% $277
Rate	-1.0pp $242	-0.5pp $207	base $171	+0.5pp $135	+1.0pp $98

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Pending 314-char remark

   Show marketing remark (314 chars)

   Welcome to 842 8th Street, Colver, PA. Two story 4 bedroom, 2 bath vinyl sided home with enclosed front porch. Open spacious kitchen leading into a hugh LR with gas fireplace, dining area, first floor laundry. Rear concrete covered patio. Oversized shed for storage. Move-in condition. Don't let this one get away!

2. 2026-05-12
   status Pending

   Show marketing remark (314 chars)

   Welcome to 842 8th Street, Colver, PA. Two story 4 bedroom, 2 bath vinyl sided home with enclosed front porch. Open spacious kitchen leading into a hugh LR with gas fireplace, dining area, first floor laundry. Rear concrete covered patio. Oversized shed for storage. Move-in condition. Don't let this one get away!

3. 2026-05-07
   listed $139,900 Active 314-char remark

   Show marketing remark (314 chars)

   Welcome to 842 8th Street, Colver, PA. Two story 4 bedroom, 2 bath vinyl sided home with enclosed front porch. Open spacious kitchen leading into a hugh LR with gas fireplace, dining area, first floor laundry. Rear concrete covered patio. Oversized shed for storage. Move-in condition. Don't let this one get away!

4. 2026-05-07
   listed $139,900 Active

   Show marketing remark (314 chars)

   Welcome to 842 8th Street, Colver, PA. Two story 4 bedroom, 2 bath vinyl sided home with enclosed front porch. Open spacious kitchen leading into a hugh LR with gas fireplace, dining area, first floor laundry. Rear concrete covered patio. Oversized shed for storage. Move-in condition. Don't let this one get away!

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$562/yr (+$47/mo · 51.8%)

ⓘ 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 ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,005
• − Mortgage interest: −$7,837
• − Property taxes: −$1,086
• − Insurance: −$700
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,070
• Taxable loss: −$247
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $2,114/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 — Colver

• Score: 58/100
• State rank: #1556
• US rank: #20629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colver, PA
• City population: 851
• Population (ZIP): 851

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 8% Slovak 8% Polish 5%

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: —
• Current HPI: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — AHARMLS
• 2026-05-12 Pending — CSMLS
• 2026-05-07 Listed $139,900 CSMLS
• 2026-05-07 Listed $139,900 AHARMLS

Property tax history

+0.6%/yr

Latest (2026): $1,086 · +3.1% YoY. Source: county tax records.