416 10th St · Windber, PA 15963

$80,000

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 4 Days on market

Built 1920 5,227 sqft lot Est $139k · 42% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 4 bedroom, 2 full bathroom home nestled in the heart of Windber. Offering plenty of space both inside and out, this property features a large yard perfect for entertaining, gardening, or simply enjoying the outdoors. Relax on the covered front porch with your morning coffee or unwind on the spacious patio overlooking the backyard. Inside, you'll find a convenient first-floor laundry area, generous living spaces, and numerous inclusions that add value and convenience for the next owner. The concrete parking pad provides off-street parking, while the home's layout offers flexibility for families, guests, or those needing extra space. Whether, you're looking for your f

Key facts

• Covered front porch
• Flexible layout
• Large yard

Tags

• LARGE YARD
• COVERED FRONT PORCH
• SPACIOUS PATIO
• FIRST-FLOOR LAUNDRY AREA
• CONCRETE PARKING PAD
• FLEXIBLE LAYOUT

Property features AI

Finance

• Other: Rectangular lot on a city street with public road maintenance; Zoned residential

Exterior

• Parking: Off-street parking; Concrete parking surface
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Aluminum siding and brick exterior; Shingle roof; Full unfinished basement
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Microwave; Range/Oven; Range hood; Refrigerator; Dishwasher not listed
• Bedrooms: Master on main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Oil fuel; Has heating
• Interior features: Eat-in kitchen; Walk-in closet(s); Master bedroom on main level; Window coverings
• Laundry & utility: Washer; Dryer; Laundry on main level; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 72/100 on livability (#606 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D, crime F, amenities F.
• Windber Area SD (suburban): math 45% / reading 60% proficiency, ranked #166 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 45 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Somerset County population projected at -21% 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1920 — 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.77% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $138,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Somerset Ave	0.18mi	3/2.0	1,500 (+1%)	2mo	$128,000	$85	85
210 10th St	0.13mi	3/1.0	1,536 (+3%)	13mo	$140,000	$91	78
306 12th St	0.16mi	3/2.0	1,400 (-6%)	6mo	$92,000	$66	74
301 8th St	0.18mi	3/2.0	1,356 (-9%)	2mo	$160,000	$118	71
306 11th St	0.10mi	3/1.0	1,614 (+8%)	12mo	$55,000	$34	71
307 Cambria Ave	0.48mi	3/2.0	1,536 (+3%)	4mo	$205,000	$133	65
401 8th St	0.16mi	3/1.5	1,644 (+10%)	11mo	$165,000	$100	64
808 12th St	0.38mi	3/2.5	1,412 (-5%)	12mo	$187,500	$133	57
201 7th St	0.27mi	4/2.0 (+1)	1,598 (+7%)	11mo	$148,000	$93	57
211 Railroad St	0.54mi	3/2.0	1,305 (-12%)	3mo	$95,000	$73	48
218 Jefferson Ave	0.58mi	3/1.5	1,352 (-9%)	15mo	$90,000	$67	43
404 Hugh St	0.47mi	3/2.5	1,266 (-15%)	12mo	$205,000	$162	37

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: 22.7%
• Equity multiple: 1.93×
• Total profit: $20,871
• Equity at exit: $11,928

10-year hold

• IRR: 30.7%
• Equity multiple: 3.76×
• Total profit: $61,860
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $531

Break-even live

Break-even rent $743

Max offer price $80,000

Occupancy floor 57%

Sensitivity live

Price	-10% $576	-5% $553	+0% $531	+5% $508	+10% $485
Rent	-10% $419	-5% $475	+0% $531	+5% $586	+10% $642
Rate	-1.0pp $571	-0.5pp $551	base $531	+0.5pp $510	+1.0pp $489

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $80,000 Pending 4 DOM
2. 2026-06-08
   days on market $80,000 Active 4 DOM
3. 2026-06-08
   days on market $80,000 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $80,000 Active 2 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: $1,611 · $134/mo
• Projected year-2 tax: $1,611 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,977
• − Mortgage interest: −$4,481
• − Property taxes: −$1,611
• − Insurance: −$400
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,327
• Taxable income: $5,442
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $5,061/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: Windber Area SD
• NCES district ID: 4226610
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $36,802
• Composite: 43.54/100
• National rank: #2985
• State rank: #166 of 539 in PA

Livability — Windber

• Score: 72/100
• State rank: #606
• US rank: #5843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windber, PA
• Population (ZIP): 10,383

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 71,318 people
• By 2030: 68,555 · -3.9%
• By 2040: 62,447 · -12.4%
• By 2050: 56,437 · -20.9%
• By 2075: 44,453 · -37.7%
• By 2100: 32,408 · -54.6%

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 · Somerset

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -32.2pp toward R · 2008: -25.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+55.9 2012: R+42.9 2008: R+25.0

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

• 2026-06-04 Listed $80,000 CSMLS

Property tax history

+4.6%/yr

Latest (2026): $1,611 · +4.8% YoY. Source: county tax records.