48 Wyoming St · Westmont, PA 15905

$94,900

4 bd · 2.0 ba · 1,219 sqft · SingleFamily · 3 Days on market

6,534 sqft lot Est $69k · 37% over

---

Why this score? — see what drove the C+ 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 1.5 Story 4 Bed 2 Bath Home Situated on a . 15 Acred Lot w/ 1 Car Integral Garage! SPACIOUS Living Area w/ Hardwood Floors & TONS of Natural Light! Eat-In Kitchen w/ Cherry Cabinets & an Abundance of Cabinetry! TWO Nicely Sized Bedrooms w/ Closet Space & Hardwood Floors on Main Level w/ a FULL Bathroom! Upstairs contains TWO Additional HUGE Bedrooms w/ Closet Space & Hardwood Floors! Second FULL Bath on Second Level! Nicely Sized Deck overlooking MASSIVE Backyard! Well-Maintained!

Key facts

• Hardwood flooring
• Natural light
• Eat-in kitchen

Tags

• NATURAL LIGHT
• HARDWOOD FLOORING
• EAT-IN KITCHEN
• CHERRY CABINETRY
• FUNCTIONAL LAYOUT
• REAR DECK

Property features AI

Exterior

• Parking: 1-car garage; Off-street and on-street parking
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single family residence; One and one-half levels
• Construction: Vinyl siding; Shingle roof
• Exterior features: Rectangular lot; Public maintained road frontage on a city street; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 82/100 on livability (#144 in PA, #1,167 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F.
• 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: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $656 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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 $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $94,900

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. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $69,483
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Wyoming St	0.04mi	3/1.5 (-1)	1,200 (-2%)	17mo	$102,000	$85	74
28 Drew St	0.25mi	3/1.5 (-1)	1,274 (+4%)	11mo	$72,000	$57	64
214 Gable St	0.27mi	3/1.5 (-1)	1,280 (+5%)	11mo	$62,000	$48	63
215 Crystal St	0.18mi	3/1.0 (-1)	1,344 (+10%)	13mo	$72,500	$54	55
72 Albany St	0.49mi	3/1.5 (-1)	1,344 (+10%)	1mo	$87,400	$65	52
248 Vine St	0.51mi	3/2.0 (-1)	1,392 (+14%)	15mo	$65,000	$47	35

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $6,358
• Equity at exit: $14,150

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $33,667
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $340

Break-even live

Break-even rent $895

Max offer price $94,900

Occupancy floor 69%

Sensitivity live

Price	-10% $394	-5% $367	+0% $340	+5% $314	+10% $287
Rent	-10% $236	-5% $288	+0% $340	+5% $393	+10% $445
Rate	-1.0pp $388	-0.5pp $365	base $340	+0.5pp $316	+1.0pp $291

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212-214 Palliser St Johnstown, PA	3.0	1.0	1400	$1,150	$0.82	25d	1	1.40mi

Listing history 4 events

1. 2026-06-09
   status $94,900 Pending 3 DOM
2. 2026-06-08
   days on market $94,900 Active 3 DOM
3. 2026-06-07
   remarks 693-char remark
4. 2026-06-07
   listed $94,900 Active 2 DOM

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $15,915
• − Mortgage interest: −$5,316
• − Property taxes: −$2,041
• − Insurance: −$474
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,761
• Taxable income: $2,777
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,419/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 — Westmont

• Score: 82/100
• State rank: #144
• US rank: #1167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmont, 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

+72.5% since first listed

10 events — show timeline

• 2026-06-09 Pending — CSMLS
• 2026-06-05 Listed $94,900 CSMLS
• 2019-07-31 Sold (Public Records) $60,000 Public Records
• 2019-07-30 Sold (MLS) $60,000 CSMLS
• 2003-03-04 Sold (MLS) $60,000 CSMLS
• 2003-02-20 Sold (Public Records) $60,000 Public Records
• 2002-06-05 Listed $59,900 CSMLS
• 1997-05-16 Sold (MLS) $50,000 CSMLS
• 1997-05-01 Sold (Public Records) $50,000 Public Records
• 1996-10-29 Listed $55,000 CSMLS

Property tax history

+0.4%/yr

Latest (2026): $2,041 · +0.0% YoY. Source: county tax records.