23 Laurelbrook Ct · Cresson, PA 16630

$62,500

2 bd · 1.0 ba · 1,026 sqft · Townhouse · 78 Days on market

Built 1979 436 sqft lot $61/sqft · 34% below area Est $94k · 34% under $155/mo HOA · 17% of rent

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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 +24.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +7.9/10.0
• 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 BR, 1 bath remodeled townhouse with updated flooring. Appliances included. Exterior maintenance, water, sewer, & garbage are included in the HOA fee of $155.00 monthly. Ready for owner occupant or great investment property.

Key facts

• Sewer included
• Exterior maintenance
• Water included

Tags

• REMODELED TOWNHOUSE
• UPDATED FLOORING
• APPLIANCES INCLUDED
• EXTERIOR MAINTENANCE
• WATER INCLUDED
• SEWER INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $62k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $62k).
• Recommended offer: $59k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.4% in Cresson — 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 70/100 on livability (#767 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Penn Cambria SD (town): math 29% / reading 57% proficiency, ranked #304 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 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 $432 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

• It's been on market 78 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $32k; list at $62k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $58,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.48% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 5.6

CMA / ARV

• ARV (median comp): $94,495
• List price: $62,500
• Delta: -33.86%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Laurebrook Ct	0.03mi	2/1.0	1,026 (0%)	6mo	$57,000	$56	94
40 Aspen Ct	0.05mi	2/1.0	1,026 (0%)	17mo	$67,500	$66	84
19 Laurelbrook Ct	0.01mi	2/1.0	1,026 (0%)	20mo	$67,000	$65	83
1 Laurelbrook Court Ct	0.04mi	2/1.0	1,026 (0%)	23mo	$43,000	$42	79
36 Aspen Ct	0.06mi	2/1.0	936 (-9%)	17mo	$52,000	$56	68
29 Laurelbrook Ct	0.04mi	2/1.0	936 (-9%)	22mo	$49,500	$53	65

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-1,814
• Equity at exit: $9,319

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $9,455
• Equity at exit: $5,404

Cash invested: $17,500 (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 16630

• Active inventory: 32
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$26
• HOA: −$155
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $129

Break-even live

Break-even rent $762

Max offer price $62,500

Occupancy floor 81%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 Saint Joseph St Cresson, PA	3.0	2.0	1120	$925	$0.83	43d	1	0.37mi

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: watersewertrashexterior maint.

Listing history 25 events

1. 2026-06-19
   days on market $62,500 Active 78 DOM
2. 2026-06-18
   days on market $62,500 Active 77 DOM
3. 2026-06-17
   days on market $62,500 Active 76 DOM
4. 2026-06-16
   days on market $62,500 Active 75 DOM
5. 2026-06-15
   days on market $62,500 Active 74 DOM
6. 2026-06-14
   days on market $62,500 Active 72 DOM
7. 2026-06-13
   days on market $62,500 Active 71 DOM
8. 2026-06-10
   days on market $62,500 Active 69 DOM
9. 2026-06-09
   days on market $62,500 Active 68 DOM
10. 2026-06-08
    days on market $62,500 Active 67 DOM
11. 2026-06-07
    days on market $62,500 Active 66 DOM
12. 2026-06-03
    days on market $62,500 Active 62 DOM
13. 2026-06-02
    days on market $62,500 Active 61 DOM
14. 2026-06-01
    days on market $62,500 Active 60 DOM
15. 2026-05-31
    days on market $62,500 Active 59 DOM
16. 2026-05-30
    days on market $62,500 Active 58 DOM
17. 2026-04-01
    listed $62,500 Active 230-char remark

    Show marketing remark (230 chars)

    2 BR, 1 bath remodeled townhouse with updated flooring. Appliances included. Exterior maintenance, water, sewer, & garbage are included in the HOA fee of $155.00 monthly. Ready for owner occupant or great investment property.

18. 2026-04-01
    listed $62,500 Active 230-char remark

    Show marketing remark (230 chars)

    2 BR, 1 bath remodeled townhouse with updated flooring. Appliances included. Exterior maintenance, water, sewer, & garbage are included in the HOA fee of $155.00 monthly. Ready for owner occupant or great investment property.

19. 2016-07-05
    soldstatus $32,000
20. 2016-06-24
    soldstatus $32,000
21. 2015-11-23
    listed $42,000
22. 2002-06-21
    soldstatus $32,500
23. 2002-06-05
    soldstatus $32,500
24. 2002-03-20
    listed $33,500
25. 1998-08-14
    soldstatus $32,500

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/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 2/10 Low 7 d/yr ≥89°F today · 18 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: $11,100
• − Mortgage interest: −$3,501
• − Property taxes: −$1,119
• − Insurance: −$312
• − Repairs & maintenance: −$888
• − Management: −$888
• − HOA: −$1,860
• − Depreciation: −$1,818
• Taxable income: $713
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $1,373/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: Penn Cambria SD
• NCES district ID: 4213770
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,952
• Composite: 36.48/100
• National rank: #4657
• State rank: #304 of 539 in PA

Livability — Cresson

• Score: 70/100
• State rank: #767
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,771
• Population (ZIP): 4,771

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 1%
• Common ancestry: Romanian 14% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 1% 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: ▼ -73.81%
• Current HPI: 112.0315
• 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

+92.3% since first listed

9 events — show timeline

• 2026-04-01 Listed $62,500 CSMLS
• 2026-04-01 Listed $62,500 AHARMLS
• 2016-07-05 Sold (MLS) $32,000 AHARMLS
• 2016-06-24 Sold (Public Records) $32,000 Public Records
• 2015-11-23 Listed $42,000 AHARMLS
• 2002-06-21 Sold (MLS) $32,500 AHARMLS
• 2002-06-05 Sold (Public Records) $32,500 Public Records
• 2002-03-20 Listed $33,500 AHARMLS
• 1998-08-14 Sold (Public Records) $32,500 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,119 · +3.6% YoY. Source: county tax records.