725 Farren St · Portage, PA 15946

$104,900

4 bd · 2.0 ba · 2,420 sqft · MultiFamily · 227 Days on market

2,178 sqft lot $43/sqft · 46% above area Est $72k · 46% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

Key facts

• Large storage area
• Fenced yard
• Eat in kitchen

Tags

• 2 UNIT INVESTMENT PROPERTY
• UPDATED ONE BEDROOM APARTMENT
• LARGE LIVING ROOM
• EAT IN KITCHEN
• LARGE STORAGE AREA
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive. Per door: $402/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#772 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Portage Area SD (town): math 46% / reading 66% proficiency, ranked #120 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 30 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 $725 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $105k implies a 1998% gain — meaningful room to come down on a strong offer.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.80% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.86%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $71,865
• List price: $104,900
• Delta: 45.97%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 2.17×
• Total profit: $34,235
• Equity at exit: $15,641

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $95,790
• Equity at exit: $9,070

Cash invested: $29,372 (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 15946

• Home prices YoY: -32.2%
• Active inventory: 30
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $804

Break-even live

Break-even rent $865

Max offer price $104,900

Occupancy floor 52%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$921
1× unit	3	1	$963
Total (2 units)			$1,883

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $104,900 Active 227 DOM
2. 2026-06-17
   days on market $104,900 Active 226 DOM
3. 2026-06-16
   days on market $104,900 Active 225 DOM
4. 2026-06-16
   price $104,900 Active 224 DOM
5. 2026-06-15
   days on market $109,900 Active 224 DOM
6. 2026-06-13
   days on market $109,900 Active 222 DOM
7. 2026-06-12
   days on market $109,900 Active 221 DOM
8. 2026-06-09
   days on market $109,900 Active 218 DOM
9. 2026-06-08
   days on market $109,900 Active 217 DOM
10. 2026-06-08
    days on market $109,900 Active 216 DOM
11. 2026-06-07
    days on market $109,900 Active 215 DOM
12. 2026-06-04
    days on market $109,900 Active 212 DOM
13. 2026-06-02
    days on market $109,900 Active 211 DOM
14. 2026-06-01
    price $109,900 Active 210 DOM
15. 2026-06-01
    days on market $115,500 Active 210 DOM
16. 2026-05-31
    days on market $115,500 Active 209 DOM
17. 2026-05-20
    price $115,500 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

18. 2026-04-01
    price $117,500 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

19. 2026-01-30
    price $119,900 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

20. 2026-01-19
    status Active 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

21. 2025-12-29
    price $124,900 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

22. 2025-12-15
    price $127,500 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

23. 2025-12-01
    price $129,900 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

24. 2025-11-17
    price $132,500 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

25. 2025-11-03
    listed $134,900 Active 913-char remark

    Show marketing remark (913 chars)

    MAKE THIS WELL MAINTAINED 2-UNIT INVESTMENT PROPERTY IN PORTAGE BORO PART OF YOUR REAL ESTATE PORTFOLIO. .. The main floor of this vinyl-sided and brick building includes a nicely updated one-bedroom, one bath apartment with spacious living room and oak kitchen with appliances. Tenant is a long term tenant and rents this unit for $400/month plus electric, water, and sewer. Unit 2 was occupied by seller and has large living room, eat-in kitchen with appliances, 3 bedrooms, 1 bath on the 2nd floor plus 4th bedroom and bonus room on the 3rd floor. Additionally, there is a large storage area at the rear of the main level. Electric heat in Unit 1 and gas hot water heat in Unit 2. Fenced yard, covered patio and deck, corner lot, lower taxes, and on-street parking. Don't miss this must see investment property - call today for all the details, to receive your tour packet, and to schedule your personal tour!

26. 1980-09-01
    soldstatus $5,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: +$292/yr (+$24/mo · 27.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°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: $22,596
• − Mortgage interest: −$5,876
• − Property taxes: −$1,073
• − Insurance: −$524
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$3,052
• Taxable income: $8,456
• Est. tax owed @ 24.0%: −$2,029
• After-tax cash flow: $7,623/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: Portage Area SD
• NCES district ID: 4219560
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $43,143
• Composite: 47.02/100
• National rank: #2344
• State rank: #120 of 539 in PA

Livability — Portage

• Score: 70/100
• State rank: #772
• US rank: #7786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portage, PA
• Population (ZIP): 6,630

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% Two or more races 3%
• Common ancestry: Romanian 22% Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% Other Indo-European 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: ▼ -49.66%
• Current HPI: 104.3539
• 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

+2210.0% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $115,500 CSMLS
• 2026-04-01 Price Changed $117,500 CSMLS
• 2026-01-30 Price Changed $119,900 CSMLS
• 2026-01-19 Relisted — CSMLS
• 2025-12-29 Price Changed $124,900 CSMLS
• 2025-12-15 Price Changed $127,500 CSMLS
• 2025-12-01 Price Changed $129,900 CSMLS
• 2025-11-17 Price Changed $132,500 CSMLS
• 2025-11-03 Listed $134,900 CSMLS
• 1980-09-01 Sold (Public Records) $5,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,073 · +0.0% YoY. Source: county tax records.