149 Bobak Rd · Vinco, PA 15942

$119,900

4 bd · 2.0 ba · 2,718 sqft · SingleFamily · 37 Days on market

Built 1956 1.61 ac lot $44/sqft · 36% below area Est $187k · 36% under

---

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 +26.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is much larger than it appears. The Cape cod style home has a full upstairs just needing a little finishing touches. With a main floor consisting of a living room, 2-3 bedrooms, eat in kitchen, full, bath, and a massive 24x32 family room addition. Upstairs you will find 2-3 additional bedrooms (unheated) and a full bath. The large basement has a newer furnace, hot water tank, and 100 amp electric service. A brick home in a semi rural area with over an acre of ground priced to SELL! Don't wait- call today.

Key facts

• Hot water tank
• Cape cod style home
• Brick home

Tags

• CAPE COD STYLE HOME
• MASSIVE FAMILY ROOM ADDITION
• UPDATED OIL FURNACE
• HOT WATER TANK
• 100 AMP ELECTRIC SERVICE
• BRICK HOME

Property features AI

Exterior

• Parking: Attached 2-car garage; Crushed rock other parking
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; One and one-half levels; 1 story
• Construction: Brick and vinyl siding construction; Shingle roof; Full unfinished basement
• Exterior features: Irregular lot; Public maintained road frontage on a city street; Corner location (Bobak and Maple)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil); Ceiling fan cooling
• Interior features: Fireplace (1)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,005 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Conemaugh Valley SD (rural): math 30% / reading 56% proficiency, ranked #313 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $13k of equity ($829 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $96k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1956 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $186,582
• List price: $119,900
• Delta: -35.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.51×
• Total profit: $84,382
• Equity at exit: $108,015

10-year hold

• IRR: 27.7%
• Equity multiple: 7.96×
• Total profit: $233,539
• Equity at exit: $232,939

Cash invested: $33,572 (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 15942

• Home prices YoY: 7.3%
• Active inventory: 10
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $299

Break-even live

Break-even rent $1,044

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $367	-5% $333	+0% $299	+5% $265	+10% $231
Rent	-10% $187	-5% $243	+0% $299	+5% $355	+10% $412
Rate	-1.0pp $360	-0.5pp $330	base $299	+0.5pp $268	+1.0pp $237

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   statusdays on market $119,900 Active Under Contract 37 DOM
2. 2026-06-19
   days on market $119,900 Active 35 DOM
3. 2026-06-18
   days on market $119,900 Active 34 DOM
4. 2026-06-17
   days on market $119,900 Active 33 DOM
5. 2026-06-16
   pricedays on market $119,900 Active 32 DOM
6. 2026-06-15
   days on market $124,900 Active 31 DOM
7. 2026-06-14
   days on market $124,900 Active 29 DOM
8. 2026-06-12
   days on market $124,900 Active 28 DOM
9. 2026-06-09
   remarks 587-char remark
10. 2026-06-09
    days on market $124,900 Active 25 DOM
11. 2026-06-08
    days on market $124,900 Active 24 DOM
12. 2026-06-07
    days on market $124,900 Active 23 DOM
13. 2026-06-02
    days on market $124,900 Active 18 DOM
14. 2026-06-01
    days on market $124,900 Active 17 DOM
15. 2026-05-31
    days on market $124,900 Active 16 DOM
16. 2026-05-30
    days on market $124,900 Active 15 DOM
17. 2026-05-15
    listed $124,900 Active 557-char remark
18. 2023-07-13
    soldstatus $96,000
19. 2023-06-30
    soldstatus $96,000 Closed 521-char remark

    Show marketing remark (521 chars)

    This home is much larger than it appears. The Cape cod style home has a full upstairs just needing a little finishing touches. With a main floor consisting of a living room, 2-3 bedrooms, eat in kitchen, full, bath, and a massive 24x32 family room addition. Upstairs you will find 2-3 additional bedrooms (unheated) and a full bath. The large basement has a newer furnace, hot water tank, and 100 amp electric service. A brick home in a semi rural area with over an acre of ground priced to SELL! Don't wait- call today.

20. 2023-04-27
    status Pending 521-char remark

    Show marketing remark (521 chars)

    This home is much larger than it appears. The Cape cod style home has a full upstairs just needing a little finishing touches. With a main floor consisting of a living room, 2-3 bedrooms, eat in kitchen, full, bath, and a massive 24x32 family room addition. Upstairs you will find 2-3 additional bedrooms (unheated) and a full bath. The large basement has a newer furnace, hot water tank, and 100 amp electric service. A brick home in a semi rural area with over an acre of ground priced to SELL! Don't wait- call today.

21. 2023-04-17
    price $89,900 521-char remark

    Show marketing remark (521 chars)

    This home is much larger than it appears. The Cape cod style home has a full upstairs just needing a little finishing touches. With a main floor consisting of a living room, 2-3 bedrooms, eat in kitchen, full, bath, and a massive 24x32 family room addition. Upstairs you will find 2-3 additional bedrooms (unheated) and a full bath. The large basement has a newer furnace, hot water tank, and 100 amp electric service. A brick home in a semi rural area with over an acre of ground priced to SELL! Don't wait- call today.

22. 2023-03-20
    listed $97,900 Active 521-char remark

    Show marketing remark (521 chars)

    This home is much larger than it appears. The Cape cod style home has a full upstairs just needing a little finishing touches. With a main floor consisting of a living room, 2-3 bedrooms, eat in kitchen, full, bath, and a massive 24x32 family room addition. Upstairs you will find 2-3 additional bedrooms (unheated) and a full bath. The large basement has a newer furnace, hot water tank, and 100 amp electric service. A brick home in a semi rural area with over an acre of ground priced to SELL! Don't wait- call today.

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $1,822 · $152/mo
• Expected delta: +$72/yr (+$6/mo · 4.1%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $17,072
• − Mortgage interest: −$6,716
• − Property taxes: −$1,750
• − Insurance: −$600
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,488
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,163/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: Conemaugh Valley SD
• NCES district ID: 4206430
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $42,523
• Composite: 36.16/100
• National rank: #4739
• State rank: #313 of 539 in PA

Livability — Vinco

• Score: 67/100
• State rank: #1005
• US rank: #11078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,134

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Italian 6% Iranian 4%
• Foreign-born: 0% · South Korea

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: ▲ 11.02%
• Current HPI: 161.1142
• 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

+22.5% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $119,900 CSMLS
• 2026-05-15 Listed $124,900 CSMLS
• 2023-07-13 Sold (Public Records) $96,000 Public Records
• 2023-06-30 Sold (MLS) $96,000 CSMLS
• 2023-04-27 Pending — CSMLS
• 2023-04-17 Price Changed $89,900 CSMLS
• 2023-03-20 Listed $97,900 CSMLS

Property tax history

+1.2%/yr

Latest (2026): $1,750 · +0.0% YoY. Source: county tax records.