1134 Station Rd · Twin Rocks, PA 15960

$59,900

3 bd · 1.0 ba · 2,000 sqft · SingleFamily · 149 Days on market

Built 1946 ↓ 13% since listing

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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
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Twin Rocks. Huge 3/4 bedroom 2 story house on nice lot adjoining the state games land. Huge modern kitchen with appliances. Huge living room and dining room. Laundry room. 3/4 bedrooms upstairs. 1 huge modern bathroom. Oil HA heat. Shed. Public water and sewer. Very good condition. Huge front porch. Covered patio in rear. Public alley. Adjoins State Game lands. Numerous updates. Call Ethel Solinski 814-948-5191 or email [email protected]

Key facts

• Laundry room
• Living room
• Front porch

Tags

• MODERN KITCHEN
• LIVING ROOM
• DINING ROOM
• LAUNDRY ROOM
• FRONT PORCH
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Blacklick Valley SD (town): math 37% / reading 50% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blacklick Valley El Ctr (math 42% / reading 52%, grade D-, #737 of 1,518 statewide, top 52%, 318 students, 100% FRL); Blacklick Valley Jshs (math 32% / reading 47%, grade F, #265 of 437 statewide, top 63%, 282 students, 73% FRL) — zoned schools average 87% FRL vs 43% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 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 $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Cambria County population projected at -28% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.25% ✓
• Cap rate: 19.31%
• Cash-on-cash: 46.50%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $154,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Station Rd	0.00mi	3/1.0	2,000 (0%)	1mo	$55,000	$28	99
1040 Station Rd	0.17mi	4/2.0 (+1)	2,142 (+7%)	1mo	$164,500	$77	71

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: 51.8%
• Equity multiple: 3.90×
• Total profit: $48,632
• Equity at exit: $26,934

10-year hold

• IRR: 51.4%
• Equity multiple: 7.87×
• Total profit: $115,147
• Equity at exit: $41,508

Cash invested: $16,772 (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 15960

• Active inventory: 4
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $650

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 47%

Sensitivity live

Price	-10% $691	-5% $671	+0% $650	+5% $629	+10% $609
Rent	-10% $544	-5% $597	+0% $650	+5% $703	+10% $756
Rate	-1.0pp $680	-0.5pp $665	base $650	+0.5pp $634	+1.0pp $619

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-03-13
   price $59,900
3. 2025-11-23
   listed $68,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $16,161
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$1,743
• Taxable income: $7,279
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,052/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: Blacklick Valley SD
• NCES district ID: 4203690
• Math proficiency: 37% ▲ 7.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $38,550
• Composite: 36.25/100
• National rank: #4712
• State rank: #310 of 539 in PA

Livability — Twin Rocks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Twin Rocks, PA
• Population (ZIP): 169

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 4% Italian 4% Slovak 2%

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: —
• Current HPI: —
• 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

-12.6% since first listed

3 events — show timeline

• 2026-04-20 Pending — HCBR
• 2026-03-13 Price Changed $59,900 HCBR
• 2025-11-23 Listed $68,500 HCBR