131 Cover St · Daisytown, PA 15902

$79,900

2 bd · 1.0 ba · 1,207 sqft · SingleFamily · 1 Days on market

Built 1900 0.41 ac lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story home in Conemaugh Valley School District. 1st floor has carpeted living/dining room combo w/ closet & ceiling fan. Eat-in kitchen with appliances included, tile flooring & oak cabinets. Full bath with tub/shower combo, vanity & toilet. 2nd floor has 2 carpeted bedrooms with newer carpeting & closet in each room. Full unfinished basement with laundry hook-ups & washer/dryer included. Detached 2 car garage. Covered porch. Shed. Ask about a one year home warranty. Call today to schedule a tour!

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Property listed by RE/MAX TEAM, REALTORS

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; Two-story
• Construction: Brick and vinyl siding construction; Shingle roof
• Exterior features: Patio; Porch; Corner lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard electric heating
• Interior features: Full unfinished basement; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $80k).

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y ago 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.
• Current owner paid $52k; list at $80k implies a 54% 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 $79,900

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $37,417
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Montag St	0.16mi	3/1.0 (+1)	1,243 (+3%)	4mo	$60,000	$48	79
115 Lintner Ave	0.25mi	3/1.0 (+1)	1,305 (+8%)	13mo	$32,500	$25	59
411 Cedar St	0.61mi	3/1.0 (+1)	1,178 (-2%)	6mo	$75,000	$64	57
1098 Solomon St	0.57mi	3/1.5 (+1)	1,232 (+2%)	8mo	$35,000	$28	56
926 Bloom St	0.74mi	2/1.0	1,148 (-5%)	5mo	$30,000	$26	53
302 Hickory St	0.64mi	3/1.0 (+1)	1,114 (-8%)	3mo	$75,000	$67	50
103 Cliff St	0.46mi	3/1.0 (+1)	1,152 (-5%)	20mo	$23,500	$20	49
180 David St	0.61mi	3/1.0 (+1)	1,300 (+8%)	7mo	$40,000	$31	48
304 Arthur St	0.46mi	3/1.5 (+1)	1,370 (+14%)	6mo	$19,500	$14	44
62 Vogel St	0.46mi	3/1.5 (+1)	1,080 (-10%)	24mo	$45,000	$42	34
1104 Sunday St	0.53mi	3/1.0 (+1)	1,386 (+15%)	15mo	$58,000	$42	33
212 Pine St	0.66mi	3/1.0 (+1)	1,384 (+15%)	22mo	$37,265	$27	22

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-6,281
• Equity at exit: $11,913

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $3,122
• Equity at exit: $6,908

Cash invested: $22,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $105

Break-even live

Break-even rent $679

Max offer price $79,900

Occupancy floor 82%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.62mi
906 Lemon St Johnstown, PA	3.0	1.0	1128	$750	$0.66	43d	1	0.63mi
343 Linden Ave Unit 2 Johnstown, PA	1.0	1.0	850	$675	$0.79	43d	1	1.38mi

Listing history 7 events

1. 2026-05-26
   listed $79,900 Active
2. 2018-07-18
   soldstatus $52,000 534-char remark

   Show marketing remark (534 chars)

   2 story home in Conemaugh Valley School District. 1st floor has carpeted living/dining room combo w/ closet & ceiling fan. Eat-in kitchen with appliances included, tile flooring & oak cabinets. Full bath with tub/shower combo, vanity & toilet. 2nd floor has 2 carpeted bedrooms with newer carpeting & closet in each room. Full unfinished basement with laundry hook-ups & washer/dryer included. Detached 2 car garage. Covered porch. Shed. Ask about a one year home warranty. Call today to schedule a tour!

3. 2018-07-17
   soldstatus $52,000
4. 2014-12-10
   soldstatus $40,000
5. 2003-08-24
   soldstatus $62,500 115-char remark

   Show marketing remark (115 chars)

   AD #3197.. .. .. .Large corner lot, new two-car garage, concrete driveway. Nice updated home with air conditioning.

6. 2003-07-11
   soldstatus $62,500
7. 2003-03-24
   listed $64,900 115-char remark

   Show marketing remark (115 chars)

   AD #3197.. .. .. .Large corner lot, new two-car garage, concrete driveway. Nice updated home with air conditioning.

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$127/yr (+$11/mo · 12.6%)

ⓘ 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 7 d/yr ≥94°F today · 16 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: $9,735
• − Mortgage interest: −$4,476
• − Property taxes: −$1,008
• − Insurance: −$400
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$2,324
• Taxable loss: −$30
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $1,263/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

• Census place: Daisytown, PA
• 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

+23.1% since first listed

7 events — show timeline

• 2026-05-26 Listed $79,900 CSMLS
• 2018-07-18 Sold (MLS) $52,000 CSMLS
• 2018-07-17 Sold (Public Records) $52,000 Public Records
• 2014-12-10 Sold (Public Records) $40,000 Public Records
• 2003-08-24 Sold (MLS) $62,500 CSMLS
• 2003-07-11 Sold (Public Records) $62,500 Public Records
• 2003-03-24 Listed $64,900 CSMLS

Property tax history

+1.0%/yr

Latest (2026): $1,008 · +0.0% YoY. Source: county tax records.