516 Church St · Huntingdon, PA 16652

$49,900

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 101 Days on market

2,613 sqft lot $36/sqft · 39% below area

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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
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER - BRING YOUR VISION! 3 bedroom home ready for renovation. Features living room, dining room & kitchen. Second floor has been taken down to the studs, offering a blank slate to redesign to your taste. No heat or plumbing currently in place. Fenced yard.

Key facts

• Fenced yard
• Kitchen
• Living room

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 4.1% in Huntingdon — 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 66/100 on livability (#1,050 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Huntingdon Area SD (town): math 32% / reading 47% proficiency, ranked #366 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Standing Stone El Sch (math 30% / reading 49%, grade F, #947 of 1,518 statewide, top 65%, 421 students, 62% FRL); Huntingdon Area Ms (math 23% / reading 43%, grade F, #346 of 512 statewide, top 69%, 385 students, 50% FRL); Huntingdon Area Shs (math 62%, 539 students, 32% FRL).
• Market conditions: 74 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Huntingdon County population projected at -14% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 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: property tax is 3.3% of price.
• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 2.44% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.73%
• DSCR: 3.08
• GRM: 3.4

CMA / ARV

• ARV (median comp): $104,087
• List price: $49,900
• Delta: -52.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Church St	0.11mi	3/1.5	1,388 (-0%)	2mo	$73,550	$53	91
510 5th St	0.06mi	3/1.5	1,547 (+11%)	1mo	$101,000	$65	75
413 Church St	0.09mi	4/2.5 (+1)	1,457 (+5%)	7mo	$26,000	$18	71
508 7th St	0.12mi	3/1.5	1,258 (-10%)	10mo	$129,900	$103	68
805 Fifth St	0.20mi	3/1.5	1,512 (+9%)	7mo	$155,000	$103	68
424 Moore St	0.08mi	3/1.0	1,186 (-15%)	6mo	$37,000	$31	67
521 13th St	0.52mi	3/1.0	1,327 (-5%)	3mo	$77,000	$58	66
230 Church St	0.24mi	2/2.0 (-1)	1,280 (-8%)	2mo	$75,000	$59	65
710 7th St	0.20mi	3/1.5	1,600 (+15%)	5mo	$85,000	$53	59
1319 Washington St	0.61mi	2/1.5 (-1)	1,348 (-3%)	1mo	$125,000	$93	58
1413 Mifflin St	0.66mi	3/1.0	1,482 (+6%)	1mo	$165,000	$111	58
1135 Washington St	0.48mi	4/1.5 (+1)	1,600 (+15%)	1mo	$175,000	$109	45

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: 44.1%
• Equity multiple: 2.91×
• Total profit: $26,631
• Equity at exit: $7,440

10-year hold

• IRR: 50.1%
• Equity multiple: 5.87×
• Total profit: $68,069
• Equity at exit: $4,314

Cash invested: $13,972 (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 16652

• Home prices YoY: -21.5%
• Active inventory: 74
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $544

Break-even live

Break-even rent $529

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $572	-5% $558	+0% $544	+5% $530	+10% $516
Rent	-10% $448	-5% $496	+0% $544	+5% $592	+10% $640
Rate	-1.0pp $569	-0.5pp $557	base $544	+0.5pp $531	+1.0pp $518

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $49,900 Pending 101 DOM
2. 2026-06-02
   days on market $49,900 Active 99 DOM
3. 2026-06-01
   days on market $49,900 Active 98 DOM
4. 2026-05-31
   days on market $49,900 Active 97 DOM
5. 2026-05-30
   days on market $49,900 Active 96 DOM
6. 2026-02-25
   status Active 271-char remark

   Show marketing remark (271 chars)

   FIXER UPPER - BRING YOUR VISION! 3 bedroom home ready for renovation. Features living room, dining room & kitchen. Second floor has been taken down to the studs, offering a blank slate to redesign to your taste. No heat or plumbing currently in place. Fenced yard.

7. 2026-02-05
   status Pending 271-char remark

   Show marketing remark (271 chars)

   FIXER UPPER - BRING YOUR VISION! 3 bedroom home ready for renovation. Features living room, dining room & kitchen. Second floor has been taken down to the studs, offering a blank slate to redesign to your taste. No heat or plumbing currently in place. Fenced yard.

8. 2026-02-04
   listed $49,900 Active 271-char remark

   Show marketing remark (271 chars)

   FIXER UPPER - BRING YOUR VISION! 3 bedroom home ready for renovation. Features living room, dining room & kitchen. Second floor has been taken down to the studs, offering a blank slate to redesign to your taste. No heat or plumbing currently in place. Fenced yard.

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 8 d/yr ≥97°F today · 18 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: $14,616
• − Mortgage interest: −$2,795
• − Property taxes: −$1,628
• − Insurance: −$250
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$1,452
• Taxable income: $6,153
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $5,052/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: Huntingdon Area SD
• NCES district ID: 4212090
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $43,534
• Composite: 33.4/100
• National rank: #5478
• State rank: #366 of 539 in PA

Livability — Huntingdon

• Score: 66/100
• State rank: #1050
• US rank: #11779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntingdon, PA
• Population (ZIP): 15,858

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.10%
• Current HPI: 197.6958
• 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

3 events — show timeline

• 2026-02-25 Relisted — HCBR
• 2026-02-05 Pending — HCBR
• 2026-02-04 Listed $49,900 HCBR

Property tax history

+3.4%/yr

Latest (2026): $1,628 · +4.0% YoY. Source: county tax records.