109 Easy St · Cresson, PA 16630

$88,400

2 bd · 1.0 ba · 980 sqft · Manufactured · 428 Days on market

Built 2024 ↓ 26% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Floorplan, Cozy Home

Key facts

• Great floorplan
• Built 2024
• Listed 428 days

Tags

• GREAT FLOORPLAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $88k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.4% in Cresson — 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 70/100 on livability (#767 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Penn Cambria SD (town): math 29% / reading 57% proficiency, ranked #304 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $611 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.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $31k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $77,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.05% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 8.0

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-2,911
• Equity at exit: $13,181

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $12,100
• Equity at exit: $7,643

Cash invested: $24,752 (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 16630

• Active inventory: 32
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$464
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $180

Break-even live

Break-even rent $698

Max offer price $88,400

Occupancy floor 76%

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: $22,100
• Closing costs: $2,652
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 Saint Joseph St Cresson, PA	3.0	2.0	1120	$925	$0.83	43d	1	0.27mi

Listing history 20 events

1. 2026-06-19
   days on market $88,400 Active 428 DOM
2. 2026-06-18
   days on market $88,400 Active 427 DOM
3. 2026-06-17
   days on market $88,400 Active 426 DOM
4. 2026-06-16
   days on market $88,400 Active 425 DOM
5. 2026-06-15
   days on market $88,400 Active 424 DOM
6. 2026-06-14
   days on market $88,400 Active 422 DOM
7. 2026-06-13
   days on market $88,400 Active 421 DOM
8. 2026-06-10
   days on market $88,400 Active 419 DOM
9. 2026-06-09
   days on market $88,400 Active 418 DOM
10. 2026-06-08
    days on market $88,400 Active 417 DOM
11. 2026-06-07
    days on market $88,400 Active 416 DOM
12. 2026-06-03
    days on market $88,400 Active 412 DOM
13. 2026-06-02
    days on market $88,400 Active 411 DOM
14. 2026-06-01
    days on market $88,400 Active 410 DOM
15. 2026-05-31
    days on market $88,400 Active 409 DOM
16. 2026-05-30
    days on market $88,400 Active 408 DOM
17. 2025-08-13
    status Active 26-char remark

    Show marketing remark (26 chars)

    Great Floorplan, Cozy Home

18. 2025-08-13
    price $88,400 26-char remark

    Show marketing remark (26 chars)

    Great Floorplan, Cozy Home

19. 2024-10-08
    historical 26-char remark

    Show marketing remark (26 chars)

    Great Floorplan, Cozy Home

20. 2024-06-12
    listed $119,500 Active 26-char remark

    Show marketing remark (26 chars)

    Great Floorplan, Cozy Home

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$394/yr (+$33/mo · 64.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 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: $11,100
• − Mortgage interest: −$4,952
• − Property taxes: −$609
• − Insurance: −$442
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,572
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $1,975/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: Penn Cambria SD
• NCES district ID: 4213770
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,952
• Composite: 36.48/100
• National rank: #4657
• State rank: #304 of 539 in PA

Livability — Cresson

• Score: 70/100
• State rank: #767
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,771
• Population (ZIP): 4,771

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 1%
• Common ancestry: Romanian 14% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -73.81%
• Current HPI: 112.0315
• 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

-26.0% since first listed

4 events — show timeline

• 2025-08-13 Relisted — Zillow
• 2025-08-13 Price Changed $88,400 Zillow
• 2024-10-08 Delisted — Zillow
• 2024-06-12 Listed $119,500 Zillow

Property tax history

+1.4%/yr

Latest (2023): $609 · -0.5% YoY. Source: county tax records.