303 W South St · Cumberland, PA 15320

$55,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 21 Days on market

Built 1952 Good condition 5,000 sqft lot $72/sqft · 58% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0

Listing remarks MLS

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.3% in Cumberland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: Carmichaels Area El Ctr (math 22% / reading 37%, grade F, #1,125 of 1,518 statewide, top 75%, 444 students, 61% FRL); Carmichaels Area Ms (math 5% / reading 35%, grade F, #438 of 512 statewide, top 86%, 227 students, 52% FRL); Carmichaels Area Hs (math 37%, 285 students, 26% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 24 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 ($386 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,061 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.21% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.56%
• DSCR: 2.85
• GRM: 3.8

CMA / ARV

• ARV (median comp): $133,687
• List price: $55,900
• Delta: -58.19%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 6 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%)	17mo	$130,000	$169	54
535 Old Waynesburg Rd	0.42mi	2/1.5	753 (-4%)	26mo	$150,001	$199	52
100 Rt. 21 Ests	0.19mi	2/2.0	924 (+18%)	15mo	$9,000	$10	50
122 Cumberland Vlg	0.47mi	2/1.0	975 (+25%)	18mo	$90,000	$92	38
518 S Eighty Eight Rd	0.85mi	2/1.0	864 (+11%)	26mo	$139,900	$162	27
216 Maple St	0.86mi	3/1.0 (+1)	904 (+16%)	19mo	$129,000	$143	19

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: 47.6%
• Equity multiple: 3.72×
• Total profit: $42,553
• Equity at exit: $26,456

10-year hold

• IRR: 46.9%
• Equity multiple: 7.49×
• Total profit: $101,657
• Equity at exit: $41,830

Cash invested: $15,652 (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: 24
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$293
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $542

Break-even live

Break-even rent $550

Max offer price $55,900

Occupancy floor 51%

Sensitivity live

Price	-10% $574	-5% $558	+0% $542	+5% $526	+10% $510
Rent	-10% $444	-5% $493	+0% $542	+5% $591	+10% $640
Rate	-1.0pp $570	-0.5pp $556	base $542	+0.5pp $528	+1.0pp $513

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: $13,975
• Closing costs: $1,677
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Utilities: Public waterPublic sewer
• Home design: Frame constructionAsphalt roof
• Construction: Frame constructionAsphalt roof
• Exterior features: Public sewerPublic water

Interior

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

Listing history 48 events

1. 2026-07-27
   days on market $55,900 Active 21 DOM
2. 2026-07-25
   days on market $55,900 Active 19 DOM
3. 2026-07-24
   days on market $55,900 Active 18 DOM
4. 2026-07-23
   days on market $55,900 Active 17 DOM
5. 2026-07-22
   days on market $55,900 Active 16 DOM
6. 2026-07-21
   days on market $55,900 Active 15 DOM
7. 2026-07-20
   days on market $55,900 Active 14 DOM
8. 2026-07-18
   days on market $55,900 Active 12 DOM
9. 2026-07-16
   pricedays on market $55,900 Active 10 DOM
10. 2026-07-15
    days on market $57,900 Active 9 DOM
11. 2026-07-14
    days on market $57,900 Active 8 DOM
12. 2026-07-13
    days on market $57,900 Active 7 DOM
13. 2026-07-12
    days on market $57,900 Active 6 DOM
14. 2026-07-12
    days on market $57,900 Active 5 DOM
15. 2026-07-10
    days on market $57,900 Active 4 DOM
16. 2026-07-09
    days on market $57,900 Active 3 DOM
17. 2026-07-06
    days on marketlisting id $57,900 Active 1 DOM
18. 2026-07-06
    days on market $57,900 Active 62 DOM
19. 2026-07-05
    days on market $57,900 Active 61 DOM
20. 2026-07-05
    days on market $57,900 Active 60 DOM
21. 2026-07-03
    days on market $57,900 Active 59 DOM
22. 2026-07-02
    pricedays on market $57,900 Active 58 DOM
23. 2026-07-01
    days on market $60,000 Active 57 DOM

    Show marketing remark (553 chars)

    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.

24. 2026-06-30
    days on market $60,000 Active 56 DOM
25. 2026-06-29
    days on market $60,000 Active 55 DOM
26. 2026-06-28
    days on market $60,000 Active 54 DOM
27. 2026-06-27
    days on market $60,000 Active 53 DOM
28. 2026-06-26
    days on market $60,000 Active 52 DOM
29. 2026-06-22
    days on market $60,000 Active 48 DOM
30. 2026-06-21
    days on market $60,000 Active 47 DOM
31. 2026-06-21
    days on market $60,000 Active 46 DOM
32. 2026-06-18
    days on market $60,000 Active 44 DOM
33. 2026-06-17
    days on market $60,000 Active 43 DOM
34. 2026-06-16
    days on market $60,000 Active 42 DOM
35. 2026-06-15
    days on market $60,000 Active 41 DOM
36. 2026-06-13
    days on market $60,000 Active 39 DOM
37. 2026-06-12
    days on market $60,000 Active 38 DOM
38. 2026-06-09
    days on market $60,000 Active 35 DOM
39. 2026-06-08
    days on market $60,000 Active 34 DOM
40. 2026-06-08
    days on market $60,000 Active 33 DOM
41. 2026-06-05
    days on market $60,000 Active 31 DOM
42. 2026-06-04
    days on market $60,000 Active 29 DOM
43. 2026-06-02
    days on market $60,000 Active 28 DOM
44. 2026-06-01
    days on market $60,000 Active 27 DOM
45. 2026-05-31
    days on market $60,000 Active 26 DOM
46. 2026-05-05
    listed $60,000 Active 553-char remark

    Show marketing remark (553 chars)

    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.

47. 2008-05-09
    soldstatus $68,900
48. 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: $14,837
• − Mortgage interest: −$3,131
• − Property taxes: −$1,418
• − Insurance: −$280
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,626
• Taxable income: $6,008
• Est. tax owed @ 24.0%: −$1,442
• After-tax cash flow: $5,064/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $3,900–$11,700 screening

This single-family home in Cumberland, PA is in good condition with a good roof, exterior, and landscaping. It has a covered carport and off-street parking, making it a great investment opportunity.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Trim bushes — Improves landscaping and enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Carmichaels Area El Ctr F PA #1,125/1,518 Nat'l #26,716/41,679 Middle Carmichaels Area Ms F PA #438/512 Nat'l #11,652/14,009 High Carmichaels Area Hs

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
• County: Greene · 34,975 people
• Population (ZIP): 4,578
• Household income: $62,409
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 14% of renters

---

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%
• 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

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Utilities: Public waterPublic sewer
• Home design: Frame constructionAsphalt roof
• Construction: Frame constructionAsphalt roof
• Exterior features: Public sewerPublic water

Interior

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

Price history

+74.7% since first listed

7 events — show timeline

• 2026-07-15 Price Changed $55,900 West Penn MLS
• 2026-07-06 Price Changed $57,900 West Penn MLS
• 2026-07-06 Listed $57,000 West Penn MLS
• 2026-07-01 Price Changed $57,900 West Penn MLS
• 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.