1216 Centennial Dr · Windber, PA 15963

$89,900

4 bd · 2.5 ba · 2,102 sqft · SingleFamily · 6 Days on market

0.38 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1216 Centennial Drive! Spacious 4-Bedroom Home in Forest Hills School District. Nestled on a spacious 0.38-acre corner lot , this lovely 2-story home offers an abundance of room, modern conveniences, and fantastic outdoor features. Boasting 4 bedrooms, 3 baths (2 full, 1 half), and a generous above-grade living space, this property is perfect for anyone looking for room to grow. Step inside to a sprawling, bright Living Room and an adjacent formal Dining Room, both featuring durable, modern laminate flooring. The heart of the home is the massive Eat-in Kitchen, complete with stylish ceramic tile, ample Formica counter space, and included appliances (stove and dishwasher). For ult

Key facts

• Outdoor features
• Eat-in kitchen
• Ceramic tile

Tags

• CORNER LOT
• OUTDOOR FEATURES
• EAT-IN KITCHEN
• CERAMIC TILE
• DEDICATED LAUNDRY ROOM
• OVERSIZED WALK-IN CLOSET

Property features AI

Exterior

• Parking: Detached 4-car garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding; Metal roof
• Exterior features: Porch; Corner lot; Public maintained road frontage on a city street

Interior

• Kitchen: Dishwasher; Range/Oven
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Forced air heating; Electric and natural gas heating
• Interior features: Eat-in kitchen; High-speed internet
• Laundry & utility: Washer; Dryer; Laundry on main level; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 72/100 on livability (#606 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D, crime 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: 45 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $11k; list at $90k implies a 702% gain — meaningful room to come down on a strong offer.

Recommended offer $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. Crime grade is F 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?
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: 1.62% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.15%
• DSCR: 2.21
• GRM: 5.2

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $21,695
• Equity at exit: $13,404

10-year hold

• IRR: 29.2%
• Equity multiple: 3.60×
• Total profit: $65,572
• Equity at exit: $7,773

Cash invested: $25,172 (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 15963

• Home prices YoY: -24.4%
• Active inventory: 45
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $569

Break-even live

Break-even rent $731

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $620	-5% $595	+0% $569	+5% $544	+10% $519
Rent	-10% $455	-5% $512	+0% $569	+5% $627	+10% $684
Rate	-1.0pp $615	-0.5pp $592	base $569	+0.5pp $546	+1.0pp $522

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   status $89,900 Pending 6 DOM
2. 2026-06-01
   days on market $89,900 Active 6 DOM
3. 2026-05-31
   days on market $89,900 Active 5 DOM
4. 2026-05-26
   listed $89,900 Active
5. 2011-10-11
   soldstatus $11,210
6. 1999-12-11
   soldstatus $60,000
7. 1999-01-26
   listed $64,900
8. 1986-06-01
   soldstatus $25,000

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$296/yr (+$25/mo · 35.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,427
• − Mortgage interest: −$5,036
• − Property taxes: −$828
• − Insurance: −$450
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,615
• Taxable income: $5,711
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $5,463/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 — Windber

• Score: 72/100
• State rank: #606
• US rank: #5843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,383

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% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 17% Slovak 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -45.99%
• Current HPI: 142.2017
• 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

+259.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $89,900 CSMLS
• 2011-10-11 Sold (Public Records) $11,210 Public Records
• 1999-12-11 Sold (Public Records) $60,000 Public Records
• 1999-01-26 Listed $64,900 CSMLS
• 1986-06-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $828 · +3.5% YoY. Source: county tax records.