186 Boyd St · Blandburg, PA 16619

$139,900

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 5 Days on market

Built 1920 7,840 sqft lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully remodeled from top to bottom, this stunning colonial perfectly blends modern elegance with everyday functionality. The main level welcomes you with an expansive, light-filled family room that flows effortlessly into a gorgeous open-concept dining area and kitchen. A chef's dream, the kitchen boasts a large central island, sleek finishes, and warm under-cabinet lighting that sets the perfect ambiance. Upstairs, you will find three comfortable bedrooms, highlighted by a private primary suite complete with its own dedicated full bath and a conveniently integrated laundry area. Outside, the property features a beautifully landscaped, spacious yard and a handy storage shed, offering

Key facts

• Central island
• Storage shed
• Landscaped yard

Tags

• OPEN-CONCEPT DINING AREA
• CENTRAL ISLAND
• PRIVATE PRIMARY SUITE
• LANDSCAPED YARD
• STORAGE SHED

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Two levels
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Shed(s); Cleared, level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Forced air; Heat pump; Ceiling fan(s)
• Interior features: Eat-in kitchen; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $10 ($123/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (23.2% below list).
• Recommended offer: $107k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,309 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Glendale SD (rural): math 39% / reading 62% proficiency, ranked #195 of 539 in PA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glendale El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 320 students, 100% FRL); Glendale Jshs (math 37% / reading 62%, grade D, #138 of 437 statewide, top 34%, 340 students, 91% FRL) — zoned schools average 95% FRL vs 44% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $140k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $107,390 (23.2% below list)

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.77% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.9

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: 7.8%
• Equity multiple: 1.45×
• Total profit: $17,445
• Equity at exit: $62,905

10-year hold

• IRR: 10.4%
• Equity multiple: 2.56×
• Total profit: $61,121
• Equity at exit: $96,944

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 16619

• Active inventory: 6
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $10

Break-even live

Break-even rent $1,061

Max offer price $139,900

Occupancy floor 94%

Sensitivity live

Price	-10% $89	-5% $50	+0% $10	+5% $-29	+10% $-69
Rent	-10% $-75	-5% $-32	+0% $10	+5% $53	+10% $95
Rate	-1.0pp $81	-0.5pp $46	base $10	+0.5pp $-26	+1.0pp $-63

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 4 events

1. 2026-06-22
   days on market $139,900 Active 5 DOM
2. 2026-06-19
   days on market $139,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   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: $554 · $46/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$828/yr (+$69/mo · 149.6%)

ⓘ 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 2/10 Low 7 d/yr ≥89°F today · 18 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: $12,887
• − Mortgage interest: −$7,837
• − Property taxes: −$554
• − Insurance: −$700
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$4,070
• Taxable loss: −$2,335
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $684/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: Glendale SD
• NCES district ID: 4210830
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,869
• Composite: 41.95/100
• National rank: #3350
• State rank: #195 of 539 in PA

Livability — Blandburg

• Score: 63/100
• State rank: #1309
• US rank: #16092

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

• Census place: Blandburg, PA
• City population: 315
• Population (ZIP): 315

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 4% Black 3%
• Common ancestry: Subsaharan African 3% Romanian 2% Polish 1%
• Languages at home: 99% English-only · 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: —
• Current HPI: —
• 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

+1898.6% since first listed

4 events — show timeline

• 2026-06-17 Listed $139,900 AHARMLS
• 2022-04-01 Price Changed $639 RENT.
• 2003-04-05 Sold (Public Records) $30,000 Public Records
• 1997-07-01 Sold (Public Records) $7,000 Public Records

Property tax history

+26.7%/yr

Latest (2026): $554 · +4.3% YoY. Source: county tax records.