110 Lloyd St · Adams, PA 15963

$139,900

3 bd · 1.0 ba · 2,728 sqft · SingleFamily · 11 Days on market

Built 1950 1.42 ac lot

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Why this score? — see what drove the C- 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a picturesque 1.42 acre lot in Forest Hills School District, this well maintained 3 Bedroom, 1 Bath raised ranch home offers the perfect opportunity to enjoy country-style living while adding your own personal touches! The main floor offers a Living Room, Kitchen with appliances included, separate Dining Room and enclosed porch. There are also 3 Bedrooms and a full Bathroom on this level. On the lower level there is a spacious Rec Room, Laundry Room and great additional storage space! Detached 24x26 two car garage. Endless possibilities!! Call today to schedule your tour!

Key facts

• Separate dining room
• 1.42 acre lot
• Living room

Tags

• 1.42 ACRE LOT
• FOREST HILLS SCHOOL DISTRICT
• LIVING ROOM
• KITCHEN WITH APPLIANCES
• SEPARATE DINING ROOM
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence; Two levels / 2 stories
• Construction: Vinyl siding; Block construction
• Exterior features: Shingle roof

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Carpet; Vinyl; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil fuel
• Interior features: Eat-in kitchen; Double pane windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 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 $967 of loan paydown is wiped out by about $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1950 — 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: 1.04% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,376
• Equity at exit: $20,860

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $15,364
• Equity at exit: $12,096

Cash invested: $39,172 (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 15963

• Home prices YoY: -24.4%
• Active inventory: 45
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $256

Break-even live

Break-even rent $1,130

Max offer price $139,900

Occupancy floor 77%

Sensitivity live

Price	-10% $335	-5% $296	+0% $256	+5% $217	+10% $177
Rent	-10% $141	-5% $199	+0% $256	+5% $314	+10% $371
Rate	-1.0pp $327	-0.5pp $292	base $256	+0.5pp $220	+1.0pp $183

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   statusdays on market $139,900 Pending 11 DOM
2. 2026-06-18
   days on market $139,900 Active 10 DOM
3. 2026-06-17
   days on market $139,900 Active 9 DOM
4. 2026-06-16
   days on market $139,900 Active 8 DOM
5. 2026-06-15
   days on market $139,900 Active 7 DOM
6. 2026-06-13
   days on market $139,900 Active 5 DOM
7. 2026-06-12
   days on market $139,900 Active 4 DOM
8. 2026-06-09
   remarks 590-char remark
9. 2026-06-09
   listed $139,900 Active 1 DOM

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $1,712 · $143/mo
• Expected delta: +$499/yr (+$42/mo · 41.1%)

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,456
• − Mortgage interest: −$7,837
• − Property taxes: −$1,213
• − Insurance: −$700
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,070
• Taxable income: $845
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,872/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: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 of 539 in PA

Livability — Adams

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

Census & demographics

• Population (ZIP): 10,383

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 17% Slovak 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 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: ▼ -45.99%
• Current HPI: 142.2017
• 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

1 event — show timeline

• 2026-06-08 Listed $139,900 CSMLS

Property tax history

+1.5%/yr

Latest (2026): $1,213 · +3.5% YoY. Source: county tax records.