310 W Allegany Ave · Emporium, PA 15834

$65,000

4 bd · 1.0 ba · 2,100 sqft · Other · 174 Days on market

Built 1970 $31/sqft · 31% below area Est $94k · 31% under

---

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 +4.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brand new kitchen materials are there needs to be installed. That's twenty thousand dollars worth of kitchen cabinets , countertop , and even the sink is there. Bathroom needs to reinstalled.

Key facts

• 6 garage spots
• Built 1970
• Listed 174 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#481 in PA, #4,450 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Cameron County SD (town): math 36% / reading 61% proficiency, ranked #231 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $353 of equity ($449 loan paydown + $-96 appreciation (-0.1% local appreciation)).
• Cameron County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $65k implies a 442% gain — meaningful room to come down on a strong offer.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.98%
• DSCR: 2.16
• GRM: 4.8

CMA / ARV

• ARV (median comp): $94,479
• List price: $65,000
• Delta: -31.20%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.25×
• Total profit: $22,786
• Equity at exit: $18,395

10-year hold

• IRR: 30.0%
• Equity multiple: 4.32×
• Total profit: $60,355
• Equity at exit: $21,733

Cash invested: $18,200 (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 15834

• Home prices YoY: -0.2%
• Active inventory: 16
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $394

Break-even live

Break-even rent $624

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $431	-5% $412	+0% $394	+5% $376	+10% $357
Rent	-10% $305	-5% $350	+0% $394	+5% $438	+10% $483
Rate	-1.0pp $427	-0.5pp $411	base $394	+0.5pp $377	+1.0pp $360

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 174 DOM
2. 2026-06-17
   days on market $65,000 Active 173 DOM
3. 2026-06-16
   days on market $65,000 Active 172 DOM
4. 2026-06-15
   days on market $65,000 Active 171 DOM
5. 2026-06-13
   days on market $65,000 Active 169 DOM
6. 2026-06-12
   days on market $65,000 Active 168 DOM
7. 2026-06-09
   days on market $65,000 Active 165 DOM
8. 2026-06-08
   days on market $65,000 Active 164 DOM
9. 2026-06-08
   days on market $65,000 Active 163 DOM
10. 2026-06-07
    days on market $65,000 Active 162 DOM
11. 2026-06-04
    days on market $65,000 Active 159 DOM
12. 2026-06-02
    days on market $65,000 Active 158 DOM
13. 2026-06-01
    days on market $65,000 Active 157 DOM
14. 2026-05-31
    days on market $65,000 Active 156 DOM
15. 2025-12-22
    listed $65,000 Active 191-char remark

    Show marketing remark (191 chars)

    Brand new kitchen materials are there needs to be installed. That's twenty thousand dollars worth of kitchen cabinets , countertop , and even the sink is there. Bathroom needs to reinstalled.

16. 2022-09-02
    soldstatus $12,000
17. 2018-12-21
    soldstatus $20,000
18. 2010-07-01
    soldstatus $40,000
19. 2009-07-09
    soldstatus $26,000

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,504 · $125/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 ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,478
• − Mortgage interest: −$3,641
• − Property taxes: −$1,504
• − Insurance: −$325
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,891
• Taxable income: $3,960
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $3,777/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: Cameron County SD
• NCES district ID: 4204830
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $40,115
• Composite: 40.49/100
• National rank: #3714
• State rank: #231 of 539 in PA

Livability — Emporium

• Score: 74/100
• State rank: #481
• US rank: #4450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emporium, PA
• Population (ZIP): 4,086

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 4,072 people
• By 2030: 3,706 · -9.0%
• By 2040: 3,010 · -26.1%
• By 2050: 2,443 · -40.0%
• By 2075: 1,663 · -59.2%
• By 2100: 1,296 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cameron

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -19.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.7 2016: R+50.7 2012: R+29.8 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.15%
• Current HPI: 77.9153
• 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

+150.0% since first listed

5 events — show timeline

• 2025-12-22 Listed $65,000 Fizber.com
• 2022-09-02 Sold (Public Records) $12,000 Public Records
• 2018-12-21 Sold (Public Records) $20,000 Public Records
• 2010-07-01 Sold (Public Records) $40,000 Public Records
• 2009-07-09 Sold (Public Records) $26,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,504 · +0.0% YoY. Source: county tax records.