2200 Adams Ave · Tyrone, PA 16686

$98,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily

Built 1940 0.28 ac lot Est $130k · 24% under

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• Appreciation +4.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Good 2.5 story on a large corner lot with 3 bedrooms, 1 bath (3/4), LR, DR, kitchen with closed-in front & back porches. Back porch has a beautiful view of Borough & mountains. A one car garage at the base of the lot. Updated siding, roof, windows, electric service, OFA furnace. Large entrance foyer. Attic could be finished. Low taxes & reasonably priced! As-IS condition. Home Warranty!

Key facts

• 0.28 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $78 ($936/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $98k).
• Cap rate 7.2% vs local median 3.5% in Tyrone — 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 77/100 on livability (#319 in PA, #2,838 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Tyrone Area SD (town): math 35% / reading 57% proficiency, ranked #263 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $678 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $46k; list at $98k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,000

Questions for the listing agent

1. Built in 1940 — 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 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: 1.00% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $129,792
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2121 Columbia Ave	0.07mi	3/1.0	1,281 (+3%)	9mo	$60,000	$47	85
413 W 22nd St	0.04mi	2/1.0 (-1)	1,222 (-2%)	8mo	$72,500	$59	82
521 26th St	0.29mi	3/1.0	1,220 (-2%)	12mo	$190,000	$156	72
2001 Riddle Ave	0.18mi	3/1.0	1,341 (+8%)	13mo	$160,000	$119	68
2107 Glad Ave	0.24mi	3/1.5	1,332 (+7%)	14mo	$100,000	$75	64
2002 Riddle Ave	0.19mi	3/1.5	1,334 (+7%)	22mo	$199,999	$150	60
682 Decker Hollow Rd	0.47mi	3/2.0	1,336 (+7%)	10mo	$213,400	$160	53
1465 Logan Ave	0.64mi	3/1.5	1,410 (+13%)	4mo	$72,000	$51	43
256 Meade St	0.50mi	2/1.0 (-1)	1,158 (-7%)	23mo	$120,000	$104	40

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

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.79×
• Total profit: $-5,756
• Equity at exit: $20,068

10-year hold

• IRR: 2.6%
• Equity multiple: 1.22×
• Total profit: $6,125
• Equity at exit: $18,147

Cash invested: $27,440 (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 16686

• Home prices YoY: -0.7%
• Active inventory: 51
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $78

Break-even live

Break-even rent $883

Max offer price $98,000

Occupancy floor 87%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 578-char remark
2. 2026-06-17
   listed $98,000 Pending

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 8 d/yr ≥96°F today · 18 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: $11,780
• − Mortgage interest: −$5,490
• − Property taxes: −$1,713
• − Insurance: −$490
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,851
• Taxable loss: −$648
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $1,092/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: Tyrone Area SD
• NCES district ID: 4224030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 57% ▼ -14.00%
• Median HH income: $45,447
• Composite: 38.94/100
• National rank: #4089
• State rank: #263 of 539 in PA

Livability — Tyrone

• Score: 77/100
• State rank: #319
• US rank: #2838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyrone, PA
• City population: 13,000
• Population (ZIP): 13,000

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 254.3042
• 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

+96.4% since first listed

5 events — show timeline

• 2026-06-12 Delisted — AHARMLS
• 2026-06-11 Listed $98,000 AHARMLS
• 2013-05-15 Sold (Public Records) $46,000 Public Records
• 2013-05-15 Sold (MLS) $46,000 AHARMLS
• 2013-02-19 Listed $49,900 AHARMLS

Property tax history

+5.2%/yr

Latest (2025): $1,713 · +7.1% YoY. Source: county tax records.