14 Jefferson St · Upper Yoder, PA 15905

$79,500

4 bd · 2.0 ba · 1,902 sqft · SingleFamily · 4 Days on market

4,792 sqft lot Est $129k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors! This versatile 2-unit property offers outstanding potential and could easily be converted back into a single-family home with minor renovations. Conveniently located near Roxbury Park, local hospitals, and within the Westmont School District, the property is well-positioned to attract a variety of tenants. The main level features 3 bedrooms, a spacious living room, dining room, kitchen, full bath, and access to the lower level with an additional walk-in shower. The second-floor unit includes 1 bedroom, a large living room, kitchen, and full bath. Additional highlights include an oversized 2-car detached garage, newer roof, boiler, hot water tank, and updated sewer lines

Key facts

• Near roxbury park
• Newer roof
• 2 unit property

Tags

• 2 UNIT PROPERTY
• NEAR ROXBURY PARK
• ACCESS TO LOWER LEVEL
• WALK IN SHOWER
• NEWER ROOF
• UPDATED SEWER LINES

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public sewer
• Home design: Multi-family residential income property; 2 stories
• Construction: Aluminum siding
• Exterior features: Shingle roof; Lot approximately 40 x 120 (0.11 acre); Zoned residential

Interior

• Kitchen: Refrigerator; Range; Oven
• Bedrooms: One 3-bedroom unit; One 1-bedroom unit
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl; Wood
• Bathrooms: 3 units with 1 bathroom each (one 1-bath in 3-bedroom unit; one 1-bath in 1-bedroom unit)
• Heating & cooling: Natural gas heating (hot water); Ceiling fans; Cooling present
• Interior features: Eat-in kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Westmont Hilltop SD (suburban): math 39% / reading 51% proficiency, ranked #252 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $550 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $53k; list at $80k implies a 50% gain — meaningful room to come down on a strong offer.

Recommended offer $79,500

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. 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.
3. 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.
4. 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: 1.50% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $129,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 Margaret Ave	0.30mi	3/2.0 (-1)	1,924 (+1%)	3mo	$185,000	$96	76
156 Tillman Ave	0.41mi	3/2.0 (-1)	1,928 (+1%)	7mo	$90,000	$47	68
145 Plainfield Ave	0.33mi	3/2.0 (-1)	1,739 (-9%)	1mo	$128,000	$74	65
427 Swank St	0.40mi	3/2.0 (-1)	1,772 (-7%)	1mo	$165,000	$93	65
196 Orlando	0.37mi	3/1.5 (-1)	1,980 (+4%)	6mo	$115,000	$58	64
207 Sell St	0.18mi	4/1.5	1,758 (-8%)	16mo	$84,000	$48	64
115 Plainfield Ave	0.28mi	3/1.0 (-1)	1,801 (-5%)	7mo	$122,000	$68	64
94 Donna Dr	0.54mi	3/2.0 (-1)	1,892 (-0%)	10mo	$119,900	$63	61
447 Tiffany St	0.68mi	3/1.5 (-1)	1,916 (+1%)	1mo	$188,000	$98	59
443 Kraft St	0.72mi	3/2.0 (-1)	1,932 (+2%)	6mo	$160,000	$83	54
1087 Mckinley Ave	0.73mi	4/1.5	1,733 (-9%)	4mo	$45,000	$26	46
137 Worth St	0.27mi	5/3.0 (+1)	2,112 (+11%)	19mo	$117,500	$56	44

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $8,738
• Equity at exit: $11,854

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $35,588
• Equity at exit: $6,874

Cash invested: $22,260 (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: 92
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$417
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $339

Break-even live

Break-even rent $762

Max offer price $79,500

Occupancy floor 67%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	43d	1	0.30mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	43d	1	0.80mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	43d	1	0.81mi
704 Cypress Ave Unit 706 Johnstown, PA	3.0	1.0	2496	$950	$0.38	43d	1	0.95mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	14d	1	1.17mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	7d	1	1.17mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $79,500 Active
3. 2010-10-27
   soldstatus $53,000

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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: $14,292
• − Mortgage interest: −$4,453
• − Property taxes: −$1,826
• − Insurance: −$398
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,313
• Taxable income: $3,016
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,340/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: Westmont Hilltop SD
• NCES district ID: 4226130
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $59,325
• Composite: 39.49/100
• National rank: #3955
• State rank: #252 of 539 in PA

Livability — Upper Yoder

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Elim, 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

+50.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — CSMLS
• 2026-05-11 Listed $79,500 CSMLS
• 2010-10-27 Sold (Public Records) $53,000 Public Records

Property tax history

+0.3%/yr

Latest (2026): $1,826 · +0.0% YoY. Source: county tax records.