2604 Crawford Ave · Northern Cambria, PA 15714

$163,900

4 bd · 2.5 ba · 1,796 sqft · SingleFamily · 19 Days on market

Built 1999 0.65 ac lot Est $111k · 47% over

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Why this score? — see what drove the F 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 +9.0/30.0
• Appreciation +7.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this beautifully maintained 4-bedroom, 2.5-bathroom modular home with a newer 2023 installed roof, perfectly situated on a sprawling . 65 acre lot. Designed for comfortable living and ultimate versatility, this property offers the space you need both inside and out. The thoughtfully laid-out interior features four generously sized bedrooms including a master bedroom with bathroom and adjoining sitting room with a walk in closet providing ample room for family, guests, or a dedicated home office. With two full bathrooms and an additional half-bath, morning routines and entertaining are an absolute breeze. Step outside to discover the true crown jewel of this property: a massi

Key facts

• Newer installed roof
• Sprawling lot
• 0.65 acre lot

Tags

• NEWER INSTALLED ROOF
• DETACHED 3-CAR GARAGE
• SPRAWLING LOT
• PRIVATE OUTDOOR OASIS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (22.1% below list).
• Recommended offer: $128k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#991 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Northern Cambria SD (town): math 32% / reading 48% proficiency, ranked #358 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Cambria El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 247 students, 100% FRL); Northern Cambria Ms (math 16% / reading 49%, grade F, #355 of 512 statewide, top 70%, 240 students, 100% FRL); Northern Cambria Hs (math 82%, 309 students, 32% FRL) — zoned schools average 77% FRL vs 36% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 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 $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $164k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $127,757 (22.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $111,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Crawford Ave	0.14mi	4/2.5	1,684 (-6%)	3mo	$19,000	$11	80
2301 Crawford Ave	0.17mi	3/2.0 (-1)	1,800 (+0%)	11mo	$156,000	$87	75
1706 Crawford Avenue Ave	0.57mi	4/1.5	1,528 (-15%)	16mo	$95,000	$62	31
3701 Bigler Ave	0.72mi	3/2.0 (-1)	1,600 (-11%)	13mo	$94,000	$59	30

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.48×
• Total profit: $21,927
• Equity at exit: $84,763

10-year hold

• IRR: 9.9%
• Equity multiple: 2.69×
• Total profit: $77,456
• Equity at exit: $139,981

Cash invested: $45,892 (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 15714

• Home prices YoY: 5.0%
• Active inventory: 16
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-129

Break-even live

Break-even rent $1,441

Max offer price $141,037

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-83	+0% $-129	+5% $-176	+10% $-222
Rent	-10% $-230	-5% $-180	+0% $-129	+5% $-79	+10% $-28
Rate	-1.0pp $-47	-0.5pp $-88	base $-129	+0.5pp $-172	+1.0pp $-215

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $163,900 Active 19 DOM
2. 2026-06-21
   days on market $163,900 Active 18 DOM
3. 2026-06-18
   days on market $163,900 Active 16 DOM
4. 2026-06-17
   days on market $163,900 Active 15 DOM
5. 2026-06-16
   days on market $163,900 Active 14 DOM
6. 2026-06-15
   days on market $163,900 Active 13 DOM
7. 2026-06-13
   days on market $163,900 Active 11 DOM
8. 2026-06-12
   days on market $163,900 Active 10 DOM
9. 2026-06-09
   days on market $163,900 Active 7 DOM
10. 2026-06-08
    days on market $163,900 Active 6 DOM
11. 2026-06-08
    days on market $163,900 Active 5 DOM
12. 2026-06-07
    days on market $163,900 Active 4 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    pricedays on marketlisting id $163,900 Active 1 DOM
15. 2026-06-01
    days on market $190,000 Active 6 DOM
16. 2026-05-31
    days on market $190,000 Active 5 DOM
17. 2026-05-26
    listed $190,000 Active
18. 2008-04-07
    soldstatus $59,900
19. 1998-06-29
    soldstatus $18,000
20. 1997-01-01
    soldstatus $9,000

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$29/yr (+$2/mo · 1.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 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: $15,331
• − Mortgage interest: −$9,181
• − Property taxes: −$2,531
• − Insurance: −$820
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,768
• Taxable loss: −$4,421
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $-492/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: Northern Cambria SD
• NCES district ID: 4217610
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $44,142
• Composite: 33.87/100
• National rank: #5350
• State rank: #358 of 539 in PA

Livability — Northern Cambria

• Score: 67/100
• State rank: #991
• US rank: #10925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northern Cambria, PA
• Population (ZIP): 5,215

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 9% Polish 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 3% French/Haitian/Cajun 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: ▲ 4.17%
• Current HPI: 88.2969
• 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

+2011.1% since first listed

4 events — show timeline

• 2026-05-26 Listed $190,000 FSBO.com
• 2008-04-07 Sold (Public Records) $59,900 Public Records
• 1998-06-29 Sold (Public Records) $18,000 Public Records
• 1997-01-01 Sold (Public Records) $9,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $2,531 · +0.0% YoY. Source: county tax records.