719 Suter St · Ferndale, PA 15905

$56,900

2 bd · 2.0 ba · 940 sqft · SingleFamily · 44 Days on market

0.25 ac lot $61/sqft · 5% above area Est $54k · 5% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +8.5/10.0
• ARV discount +5.2/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This updated 2-bedroom, 2-bathroom home is located on a quiet dead-end street within Ferndale School District, featuring a private wooded backyard and a covered porch. The main level includes an eat-in kitchen with stainless steel gas range, a living room with newly refinished hardwoods, a full bath, and a versatile bonus room perfect for an office or pantry. Upstairs, you will find two bedrooms, a newly added 3/4 bathroom, and a walk-up attic for extra storage. The basement provides laundry hookups and additional storage rooms, while the exterior features an oversized shed. Recent improvements include fresh paint, new flooring, updated light and plumbing fixtures, new doors, and sewer work. Schedule your tour today.

Key facts

• Covered porch
• Eat-in kitchen
• Versatile bonus room

Tags

• PRIVATE WOODED BACKYARD
• COVERED PORCH
• EAT-IN KITCHEN
• STAINLESS STEEL GAS RANGE
• VERSATILE BONUS ROOM
• NEWLY ADDED 3/4 BATHROOM

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; On-street parking; Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property; Asphalt roof
• Construction: Asphalt roof
• Exterior features: Public water; Public sewer; 0.25-acre lot

Interior

• Kitchen: Stove; Some gas appliances
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating
• Interior features: Multi-pane windows; Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#649 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Ferndale Area SD (suburban): math 31% / reading 56% proficiency, ranked #316 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $393 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $35k; list at $57k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $55,193 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.2

CMA / ARV

• ARV (median comp): $54,102
• List price: $56,900
• Delta: 5.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Park Ave R Ave	0.38mi	2/1.0	960 (+2%)	2mo	$20,000	$21	73
304 Midway Dr	0.10mi	3/2.0 (+1)	1,026 (+9%)	6mo	$29,900	$29	70
752 Linden Ave	0.62mi	2/1.0	934 (-1%)	9mo	$80,900	$87	58
106 Krider St	0.41mi	2/1.0	1,001 (+6%)	14mo	$94,900	$95	55
1355 Franklin St	0.55mi	2/1.0	868 (-8%)	4mo	$68,000	$78	54
609 Highland Ave	0.73mi	2/1.0	900 (-4%)	6mo	$45,000	$50	50
721 Glenwood Ave	0.41mi	3/1.0 (+1)	1,040 (+11%)	8mo	$101,000	$97	47
721 Glenwood Ave	0.41mi	3/1.0 (+1)	1,040 (+11%)	8mo	$101,000	$97	47
717 Glenwood Ave	0.40mi	3/1.0 (+1)	1,064 (+13%)	8mo	$35,000	$33	44
225 Columbia St	0.70mi	2/1.0	826 (-12%)	1mo	$67,500	$82	43
419 Liberty Ave	0.53mi	2/1.0	815 (-13%)	11mo	$65,000	$80	40
120 Northwood Ave	0.57mi	3/1.0 (+1)	1,073 (+14%)	8mo	$67,500	$63	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $142
• Equity at exit: $8,484

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $12,329
• Equity at exit: $4,920

Cash invested: $15,932 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 93
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $770 high
• Mortgage (P&I): −$298
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $146

Break-even live

Break-even rent $585

Max offer price $56,900

Occupancy floor 76%

Sensitivity live

Price	-10% $178	-5% $162	+0% $146	+5% $130	+10% $114
Rent	-10% $85	-5% $116	+0% $146	+5% $177	+10% $207
Rate	-1.0pp $175	-0.5pp $161	base $146	+0.5pp $131	+1.0pp $116

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Vickroy Ave Johnstown, PA	1.0	1.0	1125	$500	$0.44	45d	1	0.21mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	45d	1	0.21mi
619 Grove Ave Johnstown, PA	2.0	2.0	1100	$1,050	$0.95	45d	1	0.69mi
1201 Heeney Ave Johnstown, PA	1.0–3.0	1.0	750	$950	$1.27	5d	1	0.99mi
343 Linden Ave Unit 2 Johnstown, PA	1.0	1.0	850	$675	$0.79	45d	1	1.03mi

Listing history 33 events

1. 2026-06-19
   days on market $56,900 Active 44 DOM
2. 2026-06-18
   days on market $56,900 Active 43 DOM
3. 2026-06-17
   days on market $56,900 Active 42 DOM
4. 2026-06-16
   days on market $56,900 Active 41 DOM
5. 2026-06-15
   days on market $56,900 Active 40 DOM
6. 2026-06-14
   days on market $56,900 Active 38 DOM
7. 2026-06-12
   days on market $56,900 Active 37 DOM
8. 2026-06-09
   days on market $56,900 Active 34 DOM
9. 2026-06-08
   days on market $56,900 Active 33 DOM
10. 2026-06-07
    days on market $56,900 Active 32 DOM
11. 2026-06-05
    days on market $56,900 Active 29 DOM
12. 2026-06-03
    days on market $56,900 Active 28 DOM
13. 2026-06-02
    days on market $56,900 Active 27 DOM
14. 2026-06-01
    days on market $56,900 Active 26 DOM
15. 2026-05-31
    days on market $56,900 Active 25 DOM
16. 2026-05-30
    days on market $56,900 Active 24 DOM
17. 2026-05-05
    listed $56,900 Active 726-char remark

    Show marketing remark (726 chars)

    This updated 2-bedroom, 2-bathroom home is located on a quiet dead-end street within Ferndale School District, featuring a private wooded backyard and a covered porch. The main level includes an eat-in kitchen with stainless steel gas range, a living room with newly refinished hardwoods, a full bath, and a versatile bonus room perfect for an office or pantry. Upstairs, you will find two bedrooms, a newly added 3/4 bathroom, and a walk-up attic for extra storage. The basement provides laundry hookups and additional storage rooms, while the exterior features an oversized shed. Recent improvements include fresh paint, new flooring, updated light and plumbing fixtures, new doors, and sewer work. Schedule your tour today.

18. 2025-12-06
    historical Active Under Contract
19. 2025-12-06
    historical Contingent
20. 2025-11-05
    price $56,900
21. 2025-11-05
    price $56,900
22. 2025-09-06
    price $59,900
23. 2025-09-06
    price $59,900
24. 2025-08-27
    listed $62,500 Active
25. 2025-08-27
    listed $62,500 Active
26. 2024-05-31
    soldstatus $35,000 Closed
27. 2024-05-02
    status Pending
28. 2024-04-29
    listed $24,900 Active
29. 2023-08-29
    historical
30. 2023-08-11
    listed $49,900 Active
31. 2014-12-04
    soldstatus $17,000
32. 2014-12-03
    soldstatus $17,000
33. 2014-05-28
    listed $21,000

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,684 · $140/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 ≥93°F today · 17 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: $9,245
• − Mortgage interest: −$3,187
• − Property taxes: −$1,684
• − Insurance: −$284
• − Repairs & maintenance: −$740
• − Management: −$740
• − Depreciation: −$1,655
• Taxable income: $954
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $1,525/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: Ferndale Area SD
• NCES district ID: 4209750
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $37,748
• Composite: 36.12/100
• National rank: #4750
• State rank: #316 of 539 in PA

Livability — Ferndale

• Score: 72/100
• State rank: #649
• US rank: #6305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferndale, PA
• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -64.18%
• Current HPI: 142.5218
• Rent YoY: —
• Metro: Johnstown, PA
• 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

+171.0% since first listed

18 events — show timeline

• 2026-05-05 Listed $56,900 West Penn MLS
• 2026-05-05 Listed $56,900 CSMLS
• 2025-12-06 Contingent — CSMLS
• 2025-12-06 Contingent — West Penn MLS
• 2025-11-05 Price Changed $56,900 CSMLS
• 2025-11-05 Price Changed $56,900 West Penn MLS
• 2025-09-06 Price Changed $59,900 CSMLS
• 2025-09-06 Price Changed $59,900 West Penn MLS
• 2025-08-27 Listed $62,500 West Penn MLS
• 2025-08-27 Listed $62,500 CSMLS
• 2024-05-31 Sold (MLS) $35,000 CSMLS
• 2024-05-02 Pending — CSMLS
• 2024-04-29 Listed $24,900 CSMLS
• 2023-08-29 Listing Removed — BRIGHT MLS
• 2023-08-11 Listed $49,900 BRIGHT MLS
• 2014-12-04 Sold (MLS) $17,000 CSMLS
• 2014-12-03 Sold (Public Records) $17,000 Public Records
• 2014-05-28 Listed $21,000 CSMLS

Property tax history

+2.2%/yr

Latest (2026): $1,684 · +4.0% YoY. Source: county tax records.