303 W South St · Cumberland, PA 15320

$60,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 44 Days on market

Built 1952 5,000 sqft lot $77/sqft · 54% below area

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Charming 2-bedroom, 1-bath ranch offering convenient one-level living in a quiet residential setting. The home features a covered carport, off-street parking, and a large, level yard with plenty of outdoor space for recreation or future improvements. Interior access has not been granted, and the property is being sold as-is based on exterior viewing only. Buyer to perform all due diligence. Great opportunity for investors or buyers looking for a property with potential. Conveniently located near local amenities, schools, and everyday conveniences.

Key facts

• Large level yard
• Off street parking
• Covered carport

Tags

• ONE LEVEL LIVING
• COVERED CARPORT
• OFF STREET PARKING
• LARGE LEVEL YARD
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Frame construction
• Construction: Asphalt roof; Frame construction
• Exterior features: Public transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Carmichaels Area SD (rural): math 17% / reading 36% proficiency, ranked #465 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.4% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $131,525
• List price: $60,000
• Delta: -54.38%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
637 Browns Ferry Rd	0.61mi	2/1.0	768 (-2%)	13mo	$130,000	$169	58
535 Old Waynesburg Rd	0.42mi	2/1.5	753 (-4%)	22mo	$150,001	$199	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.33×
• Total profit: $22,306
• Equity at exit: $28,396

10-year hold

• IRR: 23.5%
• Equity multiple: 4.49×
• Total profit: $58,640
• Equity at exit: $44,898

Cash invested: $16,800 (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 15320

• Home prices YoY: 2.2%
• Active inventory: 20
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $215

Break-even live

Break-even rent $580

Max offer price $60,000

Occupancy floor 70%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $60,000 Active 44 DOM
2. 2026-06-17
   days on market $60,000 Active 43 DOM
3. 2026-06-16
   days on market $60,000 Active 42 DOM
4. 2026-06-15
   days on market $60,000 Active 41 DOM
5. 2026-06-13
   days on market $60,000 Active 39 DOM
6. 2026-06-12
   days on market $60,000 Active 38 DOM
7. 2026-06-09
   days on market $60,000 Active 35 DOM
8. 2026-06-08
   days on market $60,000 Active 34 DOM
9. 2026-06-08
   days on market $60,000 Active 33 DOM
10. 2026-06-05
    days on market $60,000 Active 31 DOM
11. 2026-06-04
    days on market $60,000 Active 29 DOM
12. 2026-06-02
    days on market $60,000 Active 28 DOM
13. 2026-06-01
    days on market $60,000 Active 27 DOM
14. 2026-05-31
    days on market $60,000 Active 26 DOM
15. 2026-05-05
    listed $60,000 Active 553-char remark
16. 2008-05-09
    soldstatus $68,900
17. 2000-02-09
    soldstatus $32,000

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,418 · $118/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 4/10 Moderate 7 d/yr ≥98°F today · 19 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: $10,223
• − Mortgage interest: −$3,361
• − Property taxes: −$1,418
• − Insurance: −$300
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$1,745
• Taxable income: $1,763
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $2,159/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: Carmichaels Area SD
• NCES district ID: 4205070
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 36% ▼ -20.00%
• Median HH income: $39,060
• Composite: 22.18/100
• National rank: #8164
• State rank: #465 of 539 in PA

Livability — Cumberland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fairdale, PA
• Population (ZIP): 4,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 157.0795
• 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

+87.5% since first listed

3 events — show timeline

• 2026-05-05 Listed $60,000 West Penn MLS
• 2008-05-09 Sold (Public Records) $68,900 Public Records
• 2000-02-09 Sold (Public Records) $32,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,418 · +0.0% YoY. Source: county tax records.