222 N Caroline St · Ebensburg, PA 15931

$169,000

4 bd · 2.0 ba · 1,875 sqft · MultiFamily · 1 Days on market

Built 1920 5,227 sqft lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +4.4/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well maintained home in Ebensburg Borough. Features include 3 bedrooms, 2 bathrooms (one on the first floor), a corner lot, a detached 1-car garage, a shed, a fenced-in yard, nice sidewalks, a private driveway, 3 covered porches, a finished room in the attic (with electric baseboard heat), a 1st-floor office, and a 2nd-floor laundry room. Priced to sell.

Key facts

• First floor office
• Two covered decks
• 5,227 sq ft lot

Tags

• SPACIOUS FINISHED ATTIC
• FIRST FLOOR OFFICE
• SECOND FLOOR LAUNDRY ROOM
• MULTIPLE OUTDOOR SPACES
• TWO COVERED DECKS
• PARTIALLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 car)
• Utilities: Public water
• Home design: Single family residence; Two levels; Updated/remodeled
• Construction: Shingle roof
• Exterior features: Garden; Deck; Patio; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Hardwood; Tile; Vinyl; Wood; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating; Hot water heating; Ceiling fans
• Interior features: Pantry; Insulated windows
• Laundry & utility: Dryer; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).

Location & tenants

• Location reads 87/100 on livability (#53 in PA, #310 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: commute F.
• Central Cambria SD (rural): math 40% / reading 55% proficiency, ranked #225 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago 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.
• Current owner paid $146k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 8.1

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,184
• Equity at exit: $25,198

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $19,644
• Equity at exit: $14,612

Cash invested: $47,320 (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 15931

• Home prices YoY: -29.5%
• Active inventory: 38
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $318

Break-even live

Break-even rent $1,341

Max offer price $169,000

Occupancy floor 77%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $169,000 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: $1,234 · $103/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$718/yr (+$60/mo · 58.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $20,922
• − Mortgage interest: −$9,467
• − Property taxes: −$1,234
• − Insurance: −$845
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$4,916
• Taxable income: $1,112
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $3,547/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: Central Cambria SD
• NCES district ID: 4205340
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 55% ▼ -13.00%
• Median HH income: $50,276
• Composite: 40.68/100
• National rank: #3674
• State rank: #225 of 539 in PA

Livability — Ebensburg

• Score: 87/100
• State rank: #53
• US rank: #310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ebensburg, PA
• Population (ZIP): 8,852

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 (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2%
• Common ancestry: Romanian 12% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▼ -54.99%
• Current HPI: 131.3961
• 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

+356.8% since first listed

16 events — show timeline

• 2026-06-14 Listed $169,000 AHARMLS
• 2025-10-22 Price Changed $169,000 AHARMLS
• 2025-10-07 Price Changed $172,000 AHARMLS
• 2025-08-28 Price Changed $179,900 AHARMLS
• 2023-04-19 Sold (Public Records) $145,800 Public Records
• 2023-04-17 Sold (MLS) $145,800 CSMLS
• 2023-04-17 Sold (MLS) $145,800 AHARMLS
• 2023-03-03 Pending — AHARMLS
• 2023-03-03 Pending — CSMLS
• 2023-02-13 Listed $144,000 CSMLS
• 2023-02-12 Listed $144,000 AHARMLS
• 2022-09-22 Price Changed $144,900 AHARMLS
• 2022-05-07 Listed $149,900 AHARMLS
• 2008-12-08 Sold (Public Records) $108,000 Public Records
• 1997-02-01 Sold (Public Records) $45,000 Public Records
• 1992-01-01 Sold (Public Records) $37,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,234 · +2.9% YoY. Source: county tax records.