800-802 Vickroy Ave · Ferndale, PA 15905

$109,900

6 bd · 3.0 ba · 2,256 sqft · MultiFamily · 12 Days on market

3,362 sqft 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 +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Turnkey duplex offering steady rental income with both units occupied. Each unit features spacious layouts with large living rooms, beautiful woodwork and built-ins, formal dining rooms with open stairways, and eat-in kitchens. Both units offer 3 bedrooms, with flexible layout including additional finished third floor space ideal for bedroom or family room. Additional finished living space includes a finished lower level with 3/4 bath. Separate utilities. Situated on a corner lot with a 2-car detached garage, concrete driveway for off-street parking, and multiple covered porches. One unit is month-to-month, offering flexibility for future occupancy or rent adjustments, while the second unit

Key facts

• Spacious layouts
• Turnkey duplex
• Beautiful woodwork

Tags

• TURNKEY DUPLEX
• STEADY RENTAL INCOME
• SPACIOUS LAYOUTS
• LARGE LIVING ROOMS
• BEAUTIFUL WOODWORK
• FORMAL DINING ROOMS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive. Per door: $390/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

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; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $109,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 14.82%
• Cash-on-cash: 30.44%
• DSCR: 2.35
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $60,912
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800-802 Vickroy Ave	0.00mi	6/3.0	2,256 (0%)	1mo	$100,000	$44	99
548-550 Ferndale Ave	0.18mi	6/2.0	2,560 (+14%)	5mo	$78,500	$31	61
828-830 Grove Ave	0.34mi	6/2.0	2,448 (+8%)	14mo	$60,000	$25	54
752-754 Highland Ave	0.42mi	6/2.0	2,204 (-2%)	23mo	$30,000	$14	53
523-525 Vickroy Ave	0.22mi	6/2.0	2,560 (+14%)	13mo	$80,000	$31	53
660-R660 Russell Ave	0.58mi	5/3.0 (-1)	2,376 (+5%)	14mo	$65,000	$27	48
825-827 Cypress Ave	0.34mi	6/2.0	1,972 (-13%)	14mo	$18,500	$9	48
713-715 Linden Ave	0.50mi	6/2.0	2,360 (+5%)	23mo	$76,000	$32	46
900-902 Central Ave	0.41mi	6/2.0	2,464 (+9%)	24mo	$49,900	$20	42
601 Linden Ave	0.67mi	5/2.0 (-1)	2,060 (-9%)	14mo	$36,500	$18	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: 25.2%
• Equity multiple: 2.04×
• Total profit: $31,980
• Equity at exit: $16,386

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $92,144
• Equity at exit: $9,502

Cash invested: $30,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$576
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $781

Break-even live

Break-even rent $1,036

Max offer price $109,900

Occupancy floor 56%

Sensitivity live

Price	-10% $843	-5% $812	+0% $781	+5% $750	+10% $718
Rent	-10% $621	-5% $701	+0% $781	+5% $861	+10% $941
Rate	-1.0pp $836	-0.5pp $809	base $781	+0.5pp $752	+1.0pp $723

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,024
Total (2 units)			$2,024

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-14
   listed $109,900 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 4/10 Moderate 8 d/yr ≥93°F today · 19 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: $24,288
• − Mortgage interest: −$6,156
• − Property taxes: −$2,354
• − Insurance: −$550
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$3,197
• Taxable income: $8,145
• Est. tax owed @ 24.0%: −$1,955
• After-tax cash flow: $7,413/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

2 events — show timeline

• 2026-04-28 Pending — CSMLS
• 2026-04-14 Listed $109,900 CSMLS

Property tax history

+2.2%/yr

Latest (2026): $2,354 · +4.0% YoY. Source: county tax records.