2604 Crawford Ave

Northern Cambria, PA 15714

$163,900F

4 bd · 2.5 ba · 1,796 sqft · Built 1999 · SingleFamily · Active · 20 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,278/mo
• Mortgage (P&I): −$860
• Tax + insurance: −$279
• HOA: −$0
• Vac / Maint / Mgmt: −$268
• Net cashflow: $-129/mo
• Annual: $-1,553/yr
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• 1% rule: 0.78%
• Cash to close: $45,892

Investor read

• This is a 4-bed/2.5-bath single-family listed at $164k.
• 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).
• It's been on market 20 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $128k (22.1% below list) — sets the bar for 1% rule.
• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• 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).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $60k; list at $164k implies a 174% gain — meaningful room to come down on a strong offer.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.