3708 Bigler Ave · Northern Cambria, PA 15714

$99,900

3 bd · 2.0 ba · 2,160 sqft · SingleFamily · 318 Days on market

5,227 sqft lot $46/sqft · at area comps Est $98k · at est. ↓ 27% since listing

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +8.0/10.0
• Appreciation +7.1/10.0
• ARV discount +6.5/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two story brick home with 3-4 bedrooms. Spacious kitchen , formal DR, LR, 1st floor laundry & family room with wood fireplace. Oil HW cast iron & radiator heat. Side porch & patio. All appliances included.

Key facts

• 5,227 sq ft lot
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#991 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Northern Cambria SD (town): math 32% / reading 48% proficiency, ranked #358 of 539 in PA (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 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 ($691 loan paydown + $4k appreciation (4.2% 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 (4.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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 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?
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: 1.30% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (median comp): $97,752
• List price: $99,900
• Delta: 2.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3808 Saint Stans Ave	0.21mi	3/2.0	1,852 (-14%)	9mo	$85,000	$46	59
1397 Vine St	0.44mi	3/1.5	2,408 (+12%)	6mo	$202,500	$84	53
905 Elder Ave	0.52mi	4/2.0 (+1)	2,000 (-7%)	7mo	$160,000	$80	53
909 Chestnut Ave	0.45mi	3/1.0	2,315 (+7%)	13mo	$13,500	$6	52
209 Hickory St	0.38mi	2/2.0 (-1)	1,956 (-9%)	14mo	$180,000	$92	50
750 Oak St	0.61mi	3/2.0	2,016 (-7%)	13mo	$205,000	$102	50
1504 Park Ave Ave	0.68mi	4/1.5 (+1)	1,960 (-9%)	22mo	$120,000	$61	28

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

Projected returns pro-forma

4.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.33×
• Total profit: $37,159
• Equity at exit: $51,665

10-year hold

• IRR: 22.1%
• Equity multiple: 4.53×
• Total profit: $98,661
• Equity at exit: $85,321

Cash invested: $27,972 (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 15714

• Home prices YoY: 5.0%
• Active inventory: 16
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $294

Break-even live

Break-even rent $930

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 318 DOM
2. 2026-06-17
   days on market $99,900 Active 317 DOM
3. 2026-06-16
   days on market $99,900 Active 316 DOM
4. 2026-06-15
   days on market $99,900 Active 315 DOM
5. 2026-06-13
   days on market $99,900 Active 313 DOM
6. 2026-06-12
   days on market $99,900 Active 312 DOM
7. 2026-06-09
   days on market $99,900 Active 309 DOM
8. 2026-06-08
   days on market $99,900 Active 308 DOM
9. 2026-06-08
   days on market $99,900 Active 307 DOM
10. 2026-06-07
    days on market $99,900 Active 306 DOM
11. 2026-06-04
    days on market $99,900 Active 303 DOM
12. 2026-06-02
    days on market $99,900 Active 302 DOM
13. 2026-06-01
    days on market $99,900 Active 301 DOM
14. 2026-05-31
    days on market $99,900 Active 300 DOM
15. 2026-05-04
    price $109,900 223-char remark

    Show marketing remark (223 chars)

    Two story brick home with 3-4 bedrooms. Spacious kitchen , formal DR, LR, 1st floor laundry & family room with wood fireplace. Oil HW cast iron & radiator heat. Side porch & patio. All appliances included.

16. 2026-01-02
    price $120,000 223-char remark

    Show marketing remark (223 chars)

    Two story brick home with 3-4 bedrooms. Spacious kitchen , formal DR, LR, 1st floor laundry & family room with wood fireplace. Oil HW cast iron & radiator heat. Side porch & patio. All appliances included.

17. 2025-11-24
    price $125,000 223-char remark

    Show marketing remark (223 chars)

    Two story brick home with 3-4 bedrooms. Spacious kitchen , formal DR, LR, 1st floor laundry & family room with wood fireplace. Oil HW cast iron & radiator heat. Side porch & patio. All appliances included.

18. 2025-09-18
    price $129,900 223-char remark

    Show marketing remark (223 chars)

    Two story brick home with 3-4 bedrooms. Spacious kitchen , formal DR, LR, 1st floor laundry & family room with wood fireplace. Oil HW cast iron & radiator heat. Side porch & patio. All appliances included.

19. 2025-08-25
    price $139,900 223-char remark

    Show marketing remark (223 chars)

    Two story brick home with 3-4 bedrooms. Spacious kitchen , formal DR, LR, 1st floor laundry & family room with wood fireplace. Oil HW cast iron & radiator heat. Side porch & patio. All appliances included.

20. 2025-08-04
    listed $149,900 Active 223-char remark

    Show marketing remark (223 chars)

    Two story brick home with 3-4 bedrooms. Spacious kitchen , formal DR, LR, 1st floor laundry & family room with wood fireplace. Oil HW cast iron & radiator heat. Side porch & patio. All appliances included.

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,029 · $169/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 3/10 Moderate 7 d/yr ≥92°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: $15,627
• − Mortgage interest: −$5,596
• − Property taxes: −$2,029
• − Insurance: −$500
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,906
• Taxable income: $2,096
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,027/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: Northern Cambria SD
• NCES district ID: 4217610
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $44,142
• Composite: 33.87/100
• National rank: #5350
• State rank: #358 of 539 in PA

Livability — Northern Cambria

• Score: 67/100
• State rank: #991
• US rank: #10925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northern Cambria, PA
• Population (ZIP): 5,215

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 9% Polish 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 3% French/Haitian/Cajun 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: ▲ 4.17%
• Current HPI: 88.2969
• 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

-26.7% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $109,900 AHARMLS
• 2026-01-02 Price Changed $120,000 AHARMLS
• 2025-11-24 Price Changed $125,000 AHARMLS
• 2025-09-18 Price Changed $129,900 AHARMLS
• 2025-08-25 Price Changed $139,900 AHARMLS
• 2025-08-04 Listed $149,900 AHARMLS

Property tax history

+1.6%/yr

Latest (2026): $2,029 · +0.0% YoY. Source: county tax records.