278 Piedmont Dr · Foot of Ten, PA 16635

$125,000

4 bd · 2.5 ba · 1,840 sqft · Townhouse · 9 Days on market

Built 1977 9,147 sqft lot Est $186k · 33% under

---

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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.8/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and versatile 3-bedroom townhouse offering comfortable living across three finished levels. The main floor features a bright and inviting living room complete with a cozy fireplace, creating the perfect gathering space. Step outside the living room to the private balcony, where you can enjoy peaceful views overlooking the backyard fire pit, complete with a patio below. A convenient half bath is also located on the main floor. Upstairs, you will find three generously sized bedrooms and a full bathroom, providing ample space for family and guests. The finished lower level adds exceptional flexibility with a bonus room that can serve as a fourth bedroom, home office, g

Key facts

• Private balcony
• Bonus room
• Covered patio

Tags

• PRIVATE BALCONY
• BACKYARD FIRE PIT
• FINISHED LOWER LEVEL
• BONUS ROOM
• COVERED PATIO
• STORAGE SHED

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential townhouse; Three or more levels
• Construction: Brick and vinyl siding construction; Shingle roof
• Exterior features: Deck; Patio; Level lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Hardwood; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (electric); Ceiling fan(s)
• Interior features: Insulated windows; Gas starter fireplace (1 fireplace); Basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 59/100 on livability (#1,530 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Blair County population projected at -18% 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1977 — 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: 1.18% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $185,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Piedmont Dr	0.02mi	3/1.5 (-1)	1,641 (-11%)	10mo	$165,000	$101	64

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,335
• Equity at exit: $18,638

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $28,954
• Equity at exit: $10,808

Cash invested: $35,000 (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 16635

• Home prices YoY: -4.0%
• Active inventory: 92
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $339

Break-even live

Break-even rent $1,040

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $410	-5% $374	+0% $339	+5% $304	+10% $268
Rent	-10% $223	-5% $281	+0% $339	+5% $397	+10% $455
Rate	-1.0pp $402	-0.5pp $371	base $339	+0.5pp $307	+1.0pp $274

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   status $125,000 Pending 9 DOM
2. 2026-06-17
   days on market $125,000 Active 9 DOM
3. 2026-06-16
   days on market $125,000 Active 8 DOM
4. 2026-06-15
   days on market $125,000 Active 7 DOM
5. 2026-06-14
   days on market $125,000 Active 5 DOM
6. 2026-06-13
   days on market $125,000 Active 4 DOM
7. 2026-06-10
   days on market $125,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $125,000 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: $1,366 · $114/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$304/yr (+$25/mo · 22.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 19 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: $17,628
• − Mortgage interest: −$7,002
• − Property taxes: −$1,366
• − Insurance: −$625
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,636
• Taxable income: $2,178
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,546/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: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Foot of Ten

• Score: 59/100
• State rank: #1530
• US rank: #20015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,115

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% Chinese 1% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.69%
• Current HPI: 258.7396
• 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 $125,000 AHARMLS

Property tax history

-1.1%/yr

Latest (2025): $1,366 · +2.4% YoY. Source: county tax records.