536 Main St · South Fork, PA 15956

$62,500

4 bd · 2.0 ba · 1,932 sqft · SingleFamily · 31 Days on market

1,607 sqft lot Est $100k · 38% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MAKE YOUR NEXT MOVE TO SOUTH FORK BORO. .. this 4 bedroom, 2 bath home awaits you and provides many of the features that today's buyers want. The covered front porch welcomes you. You will be pleased wiith the spacious living room with laminate floor and large window. The adjoining dining room has chandelier, laminate floor, and ample room for hosting casual get togethers with guests. The kitchen includes center island with sink, laminate floor, laundry hook-ups, and French doors leading to the covered rear porch. To complete the main floor, there is an updated full bath with vanity, tub/shower, and laminate floor. Upstairs you will find a full bath with pedestal sink, tub/shower and lami

Key facts

• Covered front porch
• French doors
• Dining room

Tags

• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• DINING ROOM
• CENTER ISLAND WITH SINK
• FRENCH DOORS
• COVERED REAR PORCH

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence; Two-story
• Construction: Frame construction; Metal roof; Full basement (unfinished)
• Exterior features: Covered porch; Rectangular lot; City street frontage; Public maintained road

Interior

• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heat
• Interior features: Eat-in kitchen; Double pane windows
• Laundry & utility: Laundry on the main level; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,644 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, schools F, amenities F.
• Forest Hills SD (rural): math 40% / reading 47% proficiency, ranked #293 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $1k of equity ($432 loan paydown + $772 appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $60,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.13% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.63%
• DSCR: 2.85
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $100,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Portage St	0.44mi	4/1.5	1,920 (-1%)	21mo	$99,900	$52	59

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

Projected returns pro-forma

1.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.6%
• Equity multiple: 3.32×
• Total profit: $40,589
• Equity at exit: $22,105

10-year hold

• IRR: 46.1%
• Equity multiple: 6.59×
• Total profit: $97,883
• Equity at exit: $29,979

Cash invested: $17,500 (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 15956

• Home prices YoY: 1.9%
• Active inventory: 8
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $607

Break-even live

Break-even rent $560

Max offer price $62,500

Occupancy floor 49%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $62,500 Active 31 DOM
2. 2026-06-17
   days on market $62,500 Active 30 DOM
3. 2026-06-16
   days on market $62,500 Active 29 DOM
4. 2026-06-15
   days on market $62,500 Active 28 DOM
5. 2026-06-13
   days on market $62,500 Active 26 DOM
6. 2026-06-12
   days on market $62,500 Active 25 DOM
7. 2026-06-09
   days on market $62,500 Active 22 DOM
8. 2026-06-08
   days on market $62,500 Active 21 DOM
9. 2026-06-08
   days on market $62,500 Active 20 DOM
10. 2026-06-07
    days on market $62,500 Active 19 DOM
11. 2026-06-04
    days on market $62,500 Active 16 DOM
12. 2026-06-02
    days on market $62,500 Active 15 DOM
13. 2026-06-01
    days on market $62,500 Active 14 DOM
14. 2026-05-31
    days on market $62,500 Active 13 DOM
15. 2026-05-18
    listed $62,500 Active

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,067 · $89/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 8 d/yr ≥92°F today · 20 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: $15,948
• − Mortgage interest: −$3,501
• − Property taxes: −$1,067
• − Insurance: −$312
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,818
• Taxable income: $6,697
• Est. tax owed @ 24.0%: −$1,607
• After-tax cash flow: $5,679/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: Forest Hills SD
• NCES district ID: 4209940
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $48,950
• Composite: 37.27/100
• National rank: #4452
• State rank: #293 of 539 in PA

Livability — South Fork

• Score: 56/100
• State rank: #1644
• US rank: #22758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Fork, PA
• Population (ZIP): 2,464

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% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Iranian 6% Polish 2%
• Foreign-born: 0%

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: ▲ 1.24%
• Current HPI: 65.5057
• 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

1 event — show timeline

• 2026-05-18 Listed $62,500 CSMLS

Property tax history

+2.3%/yr

Latest (2026): $1,067 · +2.7% YoY. Source: county tax records.