1004 Lincoln Ave · Tyrone, PA 16686

$79,900

2 bd · 2.0 ba · 2,055 sqft · SingleFamily · 211 Days on market

Built 1900 2,613 sqft lot $39/sqft · 40% below area Est $134k · 40% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Appreciation +4.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits at 1004 Lincoln Ave in Tyrone. This property offers a functional layout, multiple bedrooms, and usable living space ready for your updates and personal vision. Conveniently located near schools, parks, and local amenities. A great option for investors or buyers looking for a project.

Key facts

• Near schools
• Usable living space
• Near parks

Tags

• FUNCTIONAL LAYOUT
• USABLE LIVING SPACE
• NEAR SCHOOLS
• NEAR PARKS
• NEAR LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.5% in Tyrone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#319 in PA, #2,838 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Tyrone Area SD (town): math 35% / reading 57% proficiency, ranked #263 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $552 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $80k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (median comp): $133,742
• List price: $79,900
• Delta: -40.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
850 Jefferson Ave	0.20mi	3/2.0 (+1)	2,040 (-1%)	3mo	$120,050	$59	82
1003 Lincoln Ave	0.02mi	3/1.5 (+1)	1,800 (-12%)	6mo	$55,000	$31	66
818 Park Ave	0.19mi	3/1.0 (+1)	1,890 (-8%)	12mo	$60,000	$32	59
1 Laurel Dr	0.32mi	3/2.0 (+1)	1,851 (-10%)	6mo	$220,000	$119	58
1259 Cameron Ave	0.23mi	3/1.0 (+1)	1,800 (-12%)	5mo	$133,000	$74	56
615 W 13th St	0.38mi	3/1.5 (+1)	1,886 (-8%)	10mo	$205,000	$109	54
425 5th St	0.57mi	2/1.5	2,286 (+11%)	0mo	$195,000	$85	52
8 W Cottage St	0.33mi	3/1.0 (+1)	1,964 (-4%)	24mo	$82,000	$42	48
409 W 17th St	0.60mi	3/2.0 (+1)	1,843 (-10%)	7mo	$225,000	$122	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-805
• Equity at exit: $16,362

10-year hold

• IRR: 6.9%
• Equity multiple: 1.60×
• Total profit: $13,483
• Equity at exit: $14,796

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 16686

• Home prices YoY: -0.7%
• Active inventory: 51
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $124

Break-even live

Break-even rent $788

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: —

Listing history 21 events

1. 2026-06-17
   status $79,900 Pending 211 DOM
2. 2026-06-17
   days on market $79,900 Active 211 DOM
3. 2026-06-16
   days on market $79,900 Active 210 DOM
4. 2026-06-15
   days on market $79,900 Active 209 DOM
5. 2026-06-14
   days on market $79,900 Active 207 DOM
6. 2026-06-13
   days on market $79,900 Active 206 DOM
7. 2026-06-10
   days on market $79,900 Active 204 DOM
8. 2026-06-09
   days on market $79,900 Active 203 DOM
9. 2026-06-08
   days on market $79,900 Active 202 DOM
10. 2026-06-07
    days on market $79,900 Active 201 DOM
11. 2026-06-05
    days on market $79,900 Active 198 DOM
12. 2026-06-02
    days on market $79,900 Active 196 DOM
13. 2026-06-01
    days on market $79,900 Active 195 DOM
14. 2026-05-31
    days on market $79,900 Active 194 DOM
15. 2026-05-30
    days on market $79,900 Active 193 DOM
16. 2026-03-27
    price $79,900 303-char remark

    Show marketing remark (303 chars)

    Opportunity awaits at 1004 Lincoln Ave in Tyrone. This property offers a functional layout, multiple bedrooms, and usable living space ready for your updates and personal vision. Conveniently located near schools, parks, and local amenities. A great option for investors or buyers looking for a project.

17. 2026-03-24
    price $84,900 303-char remark

    Show marketing remark (303 chars)

    Opportunity awaits at 1004 Lincoln Ave in Tyrone. This property offers a functional layout, multiple bedrooms, and usable living space ready for your updates and personal vision. Conveniently located near schools, parks, and local amenities. A great option for investors or buyers looking for a project.

18. 2026-01-23
    price $89,900 303-char remark

    Show marketing remark (303 chars)

    Opportunity awaits at 1004 Lincoln Ave in Tyrone. This property offers a functional layout, multiple bedrooms, and usable living space ready for your updates and personal vision. Conveniently located near schools, parks, and local amenities. A great option for investors or buyers looking for a project.

19. 2025-11-18
    listed $94,900 Active 303-char remark

    Show marketing remark (303 chars)

    Opportunity awaits at 1004 Lincoln Ave in Tyrone. This property offers a functional layout, multiple bedrooms, and usable living space ready for your updates and personal vision. Conveniently located near schools, parks, and local amenities. A great option for investors or buyers looking for a project.

20. 1977-10-01
    soldstatus $13,900
21. 1975-12-01
    soldstatus $11,900

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$10/yr (+$1/mo · 0.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 19 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: $11,339
• − Mortgage interest: −$4,476
• − Property taxes: −$1,243
• − Insurance: −$1,197
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,324
• Taxable income: $284
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,421/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: Tyrone Area SD
• NCES district ID: 4224030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $45,447
• Composite: 38.94/100
• National rank: #4089
• State rank: #263 of 539 in PA

Livability — Tyrone

• Score: 77/100
• State rank: #319
• US rank: #2838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyrone, PA
• City population: 13,000
• Population (ZIP): 13,000

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 254.3042
• 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

+571.4% since first listed

6 events — show timeline

• 2026-03-27 Price Changed $79,900 AHARMLS
• 2026-03-24 Price Changed $84,900 AHARMLS
• 2026-01-23 Price Changed $89,900 AHARMLS
• 2025-11-18 Listed $94,900 AHARMLS
• 1977-10-01 Sold (Public Records) $13,900 Public Records
• 1975-12-01 Sold (Public Records) $11,900 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,243 · +7.1% YoY. Source: county tax records.