1247 3rd St · Scalp Level, PA 15963

$59,900

3 bd · 1.0 ba · 1,147 sqft · SingleFamily · 104 Days on market

3,485 sqft lot $52/sqft · 13% below area Est $69k · 13% 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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors take a look at this one. Tenant Occuppied with a year lease. Tenant pays 850 plus utilities. Remodeled 1/2 double, scalp level boro/ Windber school district. 3 bdrms 1 bath, spacious rooms , eat in kitchen , off street parking, ample size back yard, low taxes.

Key facts

• Double closets
• New flooring
• Wooden cabinets

Tags

• NEW FLOORING
• EAT-IN KITCHEN
• WOODEN CABINETS
• PLENTY OF COUNTERSPACE
• DOUBLE CLOSETS
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,230 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Windber Area SD (suburban): math 45% / reading 60% proficiency, ranked #166 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 2.29% ✓
• Cap rate: 20.57%
• Cash-on-cash: 50.97%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

• ARV (median comp): $69,104
• List price: $59,900
• Delta: -13.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 2nd St	0.11mi	3/1.5	1,186 (+3%)	7mo	$49,500	$42	81
1159 2nd St	0.07mi	2/1.0 (-1)	1,168 (+2%)	12mo	$75,000	$64	79
1136 2nd St	0.05mi	2/1.0 (-1)	1,211 (+6%)	12mo	$95,000	$78	73
1025 First St	0.13mi	2/2.0 (-1)	1,242 (+8%)	3mo	$36,500	$29	69
1051 1st St	0.11mi	3/1.5	1,218 (+6%)	23mo	$64,900	$53	63
916 Wissinger Rd	0.18mi	2/1.0 (-1)	1,036 (-10%)	20mo	$60,000	$58	54
507 Luther St	0.69mi	3/3.0	1,164 (+2%)	15mo	$125,000	$107	45
404 Hugh St	0.69mi	3/2.5	1,266 (+10%)	12mo	$205,000	$162	34
515 Luther St	0.65mi	2/1.0 (-1)	1,000 (-13%)	19mo	$68,000	$68	28

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: 48.8%
• Equity multiple: 3.13×
• Total profit: $35,663
• Equity at exit: $8,931

10-year hold

• IRR: 54.3%
• Equity multiple: 6.33×
• Total profit: $89,460
• Equity at exit: $5,179

Cash invested: $16,772 (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 15963

• Home prices YoY: -24.4%
• Active inventory: 45
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $712

Break-even live

Break-even rent $471

Max offer price $59,900

Occupancy floor 43%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 104 DOM
2. 2026-06-17
   days on market $59,900 Active 103 DOM
3. 2026-06-16
   days on market $59,900 Active 102 DOM
4. 2026-06-15
   days on market $59,900 Active 101 DOM
5. 2026-06-13
   days on market $59,900 Active 99 DOM
6. 2026-06-12
   days on market $59,900 Active 98 DOM
7. 2026-06-09
   days on market $59,900 Active 95 DOM
8. 2026-06-08
   days on market $59,900 Active 94 DOM
9. 2026-06-08
   days on market $59,900 Active 93 DOM
10. 2026-06-07
    days on market $59,900 Active 92 DOM
11. 2026-06-04
    days on market $59,900 Active 89 DOM
12. 2026-06-02
    days on market $59,900 Active 88 DOM
13. 2026-06-01
    days on market $59,900 Active 87 DOM
14. 2026-05-31
    days on market $59,900 Active 86 DOM
15. 2026-03-06
    listed $59,900 Active 270-char remark

    Show marketing remark (270 chars)

    Investors take a look at this one. Tenant Occuppied with a year lease. Tenant pays 850 plus utilities. Remodeled 1/2 double, scalp level boro/ Windber school district. 3 bdrms 1 bath, spacious rooms , eat in kitchen , off street parking, ample size back yard, low taxes.

16. 2025-01-02
    soldstatus $55,000
17. 2006-07-27
    soldstatus $24,500
18. 1990-01-01
    soldstatus $7,000

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$276/yr (+$23/mo · 69.9%)

ⓘ 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 ≥91°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: $16,472
• − Mortgage interest: −$3,355
• − Property taxes: −$395
• − Insurance: −$300
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$1,743
• Taxable income: $8,044
• Est. tax owed @ 24.0%: −$1,931
• After-tax cash flow: $6,618/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: Windber Area SD
• NCES district ID: 4226610
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $36,802
• Composite: 43.54/100
• National rank: #2985
• State rank: #166 of 539 in PA

Livability — Scalp Level

• Score: 64/100
• State rank: #1230
• US rank: #14673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scalp Level, PA
• 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

+755.7% since first listed

4 events — show timeline

• 2026-03-06 Listed $59,900 CSMLS
• 2025-01-02 Sold (Public Records) $55,000 Public Records
• 2006-07-27 Sold (Public Records) $24,500 Public Records
• 1990-01-01 Sold (Public Records) $7,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $395 · +2.8% YoY. Source: county tax records.