636 6th St · Cambria, PA 15927

$74,900

2 bd · 1.5 ba · 1,251 sqft · SingleFamily · 20 Days on market

Built 1914 7,148 sqft lot Est $84k · 11% under

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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
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 sstory asbestos sided home on a 50 x 143 lot. 2 sstory asbestos sided home on a 50 x 143 lot.

Key facts

• Nicely sized yard
• Quiet setting
• Updated bathroom

Tags

• UPDATED BATHROOM
• CORNER LOT
• NICELY SIZED YARD
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% 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.
• Central Cambria SD (rural): math 40% / reading 55% proficiency, ranked #225 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 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 $3k of equity ($518 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $34k; list at $75k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $83,817
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 6th St	0.15mi	3/1.5 (+1)	1,334 (+7%)	3mo	$126,000	$94	74
728 7th St	0.08mi	2/2.0	1,108 (-11%)	9mo	$27,000	$24	68
543 5th St	0.10mi	3/1.0 (+1)	1,409 (+13%)	15mo	$47,000	$33	55
463 4th St	0.27mi	2/2.0	1,117 (-11%)	22mo	$74,500	$67	49

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: 26.4%
• Equity multiple: 2.50×
• Total profit: $31,367
• Equity at exit: $33,678

10-year hold

• IRR: 27.0%
• Equity multiple: 4.83×
• Total profit: $80,346
• Equity at exit: $51,902

Cash invested: $20,972 (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 15927

• Active inventory: 6
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $351

Break-even live

Break-even rent $611

Max offer price $74,900

Occupancy floor 62%

Sensitivity live

Price	-10% $393	-5% $372	+0% $351	+5% $330	+10% $309
Rent	-10% $268	-5% $309	+0% $351	+5% $393	+10% $434
Rate	-1.0pp $389	-0.5pp $370	base $351	+0.5pp $332	+1.0pp $312

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-21
   status Pending
2. 2026-03-31
   listed $74,900 Active
3. 2001-04-11
   soldstatus $34,000 95-char remark

   Show marketing remark (95 chars)

   2 sstory asbestos sided home on a 50 x 143 lot. 2 sstory asbestos sided home on a 50 x 143 lot.

4. 2001-04-11
   listed $32,500 95-char remark

   Show marketing remark (95 chars)

   2 sstory asbestos sided home on a 50 x 143 lot. 2 sstory asbestos sided home on a 50 x 143 lot.

5. 2000-10-21
   soldstatus $34,000
6. 1988-12-01
   soldstatus $19,000

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$239/yr (+$20/mo · 33.8%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,664
• − Mortgage interest: −$4,196
• − Property taxes: −$706
• − Insurance: −$374
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,179
• Taxable income: $3,183
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,447/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: Central Cambria SD
• NCES district ID: 4205340
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 55% ▼ -13.00%
• Median HH income: $50,276
• Composite: 40.68/100
• National rank: #3674
• State rank: #225 of 539 in PA

Livability — Cambria

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

Census & demographics

• Census place: Colver, PA
• Population (ZIP): 851

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 8% Slovak 8% Polish 5%

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

+294.2% since first listed

6 events — show timeline

• 2026-04-21 Pending — West Penn MLS
• 2026-03-31 Listed $74,900 West Penn MLS
• 2001-04-11 Listed $32,500 AHARMLS
• 2001-04-11 Sold (MLS) $34,000 AHARMLS
• 2000-10-21 Sold (Public Records) $34,000 Public Records
• 1988-12-01 Sold (Public Records) $19,000 Public Records

Property tax history

+0.6%/yr

Latest (2026): $706 · +3.1% YoY. Source: county tax records.