205 9th St · Windber, PA 15963

$68,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 26 Days on market

Built 1900 5,663 sqft lot Est $89k · 24% 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 +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

205 9th St has 3 bedrooms, 1 bath, a full kitchen, dining room and living room with much potential for endless possibilities. A great yard with a shed and an added bonus of a 1 car garage. The metal roof is about 1 year old. Bring your imagination and schedule your tour!

Key facts

• Full kitchen
• Metal roof
• Shed

Tags

• FULL KITCHEN
• DINING ROOM
• LIVING ROOM
• GREAT YARD
• METAL ROOF
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#606 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D, crime 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; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Somerset County population projected at -21% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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: 2.02% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.59%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $89,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 11th St	0.18mi	2/2.0 (-1)	1,233 (+5%)	3mo	$120,000	$97	72
711 Graham Ave	0.22mi	3/1.0	1,232 (+5%)	15mo	$20,000	$16	69
221 Ash St	0.47mi	3/1.0	1,056 (-10%)	2mo	$25,000	$24	59
507 Luther St	0.51mi	3/3.0	1,164 (-1%)	15mo	$125,000	$107	54
237 Jefferson Ave	0.40mi	2/1.0 (-1)	1,085 (-8%)	12mo	$72,000	$66	53
404 Hugh St	0.43mi	3/2.5	1,266 (+8%)	12mo	$205,000	$162	51
707 12th St	0.45mi	3/2.0	1,274 (+8%)	19mo	$192,500	$151	46
211 Railroad St	0.71mi	3/2.0	1,305 (+11%)	3mo	$95,000	$73	42
1805 Somerset Ave	0.68mi	2/1.5 (-1)	1,246 (+6%)	12mo	$95,000	$76	42
902 17th St	0.75mi	2/1.0 (-1)	1,088 (-8%)	9mo	$90,000	$83	40
218 Jefferson Ave	0.48mi	3/1.5	1,352 (+15%)	15mo	$90,000	$67	38
515 Luther St	0.55mi	2/1.0 (-1)	1,000 (-15%)	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: 30.7%
• Equity multiple: 2.29×
• Total profit: $24,501
• Equity at exit: $10,139

10-year hold

• IRR: 37.9%
• Equity multiple: 4.53×
• Total profit: $67,229
• Equity at exit: $5,879

Cash invested: $19,040 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$28
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $557

Break-even live

Break-even rent $667

Max offer price $68,000

Occupancy floor 54%

Sensitivity live

Price	-10% $595	-5% $576	+0% $557	+5% $538	+10% $518
Rent	-10% $448	-5% $503	+0% $557	+5% $611	+10% $665
Rate	-1.0pp $591	-0.5pp $574	base $557	+0.5pp $539	+1.0pp $521

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-06
   status Pending
2. 2026-02-08
   listed $68,000 Active
3. 2026-01-05
   price $68,000
4. 2025-12-04
   status Active
5. 2025-11-21
   listed $75,000 Active
6. 1996-07-01
   soldstatus $59,995

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$17/yr (+$1/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,467
• − Mortgage interest: −$3,809
• − Property taxes: −$1,041
• − Insurance: −$1,006
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,978
• Taxable income: $5,997
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $5,243/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 — Windber

• Score: 72/100
• State rank: #606
• US rank: #5843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windber, PA
• Population (ZIP): 10,383

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 71,318 people
• By 2030: 68,555 · -3.9%
• By 2040: 62,447 · -12.4%
• By 2050: 56,437 · -20.9%
• By 2075: 44,453 · -37.7%
• By 2100: 32,408 · -54.6%

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 · Somerset

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -32.2pp toward R · 2008: -25.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+55.9 2012: R+42.9 2008: R+25.0

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

+13.3% since first listed

6 events — show timeline

• 2026-03-06 Pending — CSMLS
• 2026-02-08 Listed $68,000 CSMLS
• 2026-01-05 Price Changed $68,000 CSMLS
• 2025-12-04 Relisted — CSMLS
• 2025-11-21 Listed $75,000 CSMLS
• 1996-07-01 Sold (Public Records) $59,995 Public Records

Property tax history

+8.0%/yr

Latest (2026): $1,041 · +4.8% YoY. Source: county tax records.