196 Wood Ave #1 · Revloc, PA 15931

$20,000

2 bd · 0.5 ba · 832 sqft · Condo · 87 Days on market

↓ 20% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next project! This duplex at 196 Wood Ave is priced to sell for your next investment property or remodel for your own! This home offers a great sized living room, eat in kitchen, and enclosed back porch. The second level offers two large bedrooms and a walk up to the attic space for plenty of storage. The basement houses the laundry hook ups and unfortunately the only bathroom facility. The furnace , hot water tank and electrical has been updated. If you are looking for a spring project, this is it!! Call for you showing today!

Key facts

• Enclosed back porch
• Updated electrical
• Updated furnace

Tags

• ENCLOSED BACK PORCH
• UPDATED FURNACE
• UPDATED HOT WATER TANK
• UPDATED ELECTRICAL
• WALK UP TO ATTIC

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath condo listed at $20k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,678 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute F.
• 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: 39 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 $138 of loan paydown is wiped out by about $600 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.74% ✓
• Cap rate: 61.88%
• Cash-on-cash: 198.54%
• DSCR: 9.83
• GRM: 1.2

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: —
• Equity multiple: 10.96×
• Total profit: $55,789
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 23.26×
• Total profit: $124,646
• Equity at exit: $1,729

Cash invested: $5,600 (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 15931

• Home prices YoY: -29.5%
• Active inventory: 39
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $926

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 26%

Sensitivity live

Price	-10% $940	-5% $933	+0% $926	+5% $920	+10% $913
Rent	-10% $820	-5% $873	+0% $926	+5% $980	+10% $1,033
Rate	-1.0pp $937	-0.5pp $932	base $926	+0.5pp $921	+1.0pp $916

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $20,000 Active 87 DOM
2. 2026-06-18
   days on market $20,000 Active 85 DOM
3. 2026-06-17
   days on market $20,000 Active 84 DOM
4. 2026-06-16
   days on market $20,000 Active 83 DOM
5. 2026-06-15
   days on market $20,000 Active 82 DOM
6. 2026-06-13
   days on market $20,000 Active 80 DOM
7. 2026-06-12
   days on market $20,000 Active 79 DOM
8. 2026-06-09
   days on market $20,000 Active 76 DOM
9. 2026-06-08
   days on market $20,000 Active 75 DOM
10. 2026-06-08
    days on market $20,000 Active 74 DOM
11. 2026-06-07
    days on market $20,000 Active 73 DOM
12. 2026-06-04
    days on market $20,000 Active 70 DOM
13. 2026-06-02
    days on market $20,000 Active 69 DOM
14. 2026-06-01
    days on market $20,000 Active 68 DOM
15. 2026-05-31
    days on market $20,000 Active 67 DOM
16. 2026-04-15
    price $20,000 549-char remark

    Show marketing remark (549 chars)

    Welcome to your next project! This duplex at 196 Wood Ave is priced to sell for your next investment property or remodel for your own! This home offers a great sized living room, eat in kitchen, and enclosed back porch. The second level offers two large bedrooms and a walk up to the attic space for plenty of storage. The basement houses the laundry hook ups and unfortunately the only bathroom facility. The furnace , hot water tank and electrical has been updated. If you are looking for a spring project, this is it!! Call for you showing today!

17. 2026-03-23
    listed $25,000 Active 549-char remark

    Show marketing remark (549 chars)

    Welcome to your next project! This duplex at 196 Wood Ave is priced to sell for your next investment property or remodel for your own! This home offers a great sized living room, eat in kitchen, and enclosed back porch. The second level offers two large bedrooms and a walk up to the attic space for plenty of storage. The basement houses the laundry hook ups and unfortunately the only bathroom facility. The furnace , hot water tank and electrical has been updated. If you are looking for a spring project, this is it!! Call for you showing today!

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 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: $16,173
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$582
• Taxable income: $11,483
• Est. tax owed @ 24.0%: −$2,756
• After-tax cash flow: $8,362/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 — Revloc

• Score: 54/100
• State rank: #1678
• US rank: #24165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Revloc, PA
• City population: 343
• Population (ZIP): 8,852

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% Black 2% Two or more races 2%
• Common ancestry: Romanian 12% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -54.99%
• Current HPI: 131.3961
• 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

-20.0% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $20,000 AHARMLS
• 2026-03-23 Listed $25,000 AHARMLS