1011-13 Luzerne St · Southmont, PA 15905

$144,000

4 bd · 3.0 ba · 2,242 sqft · MultiFamily · 13 Days on market

Fair condition 6,534 sqft lot Est $173k · 17% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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 MLS

Multi-unit in Westmont School District! Live in one side of this multi-unit and rent out the other. Or add this property to your investment portfolio. Move right in to 1011 which has a living room, eat-in kitchen, and 1st floor laundry with a half bath. The second floor has two large bedrooms (12x14 and 11x15.5) and a full bath. The 1013 side has a mirrored layout currently occupied by a long term tenant. Newer furnaces (2012 and 2020) and new hot water tanks in both units. All appliances included on both sides! Newer appliances on 1011 side. Each side has its own driveway as well as separate patio space in the rear. Great investment opportunity!

Key facts

• Covered porches
• Private rear yard
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• NEW APPLIANCES
• 1ST FLOOR LAUNDRY
• NEW DECK
• COVERED PORCHES
• PRIVATE REAR YARD

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $144k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive. Per door: $340/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).

Location & tenants

• Location reads 77/100 on livability (#351 in PA, #3,081 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $996 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $105k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $144,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.47% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.23%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $172,634
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011-13 Luzerne St	0.00mi	4/2.0	2,242 (0%)	1mo	$137,750	$61	95
169-171 Floyd St	0.24mi	4/2.0	2,116 (-6%)	22mo	$163,500	$77	57
311 311R & 313 Orchard St	0.41mi	5/3.0 (+1)	2,520 (+12%)	4mo	$200,000	$79	52

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $19,985
• Equity at exit: $21,471

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $73,272
• Equity at exit: $12,450

Cash invested: $40,320 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $680

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 63%

Sensitivity live

Price	-10% $779	-5% $729	+0% $680	+5% $630	+10% $580
Rent	-10% $512	-5% $596	+0% $680	+5% $763	+10% $847
Rate	-1.0pp $752	-0.5pp $716	base $680	+0.5pp $642	+1.0pp $604

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,120
Total (2 units)			$2,120

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.38mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	16d	1	0.55mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	9d	1	0.55mi

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-09
   listed $144,000 Active
3. 2021-12-13
   soldstatus $105,000 654-char remark

   Show marketing remark (654 chars)

   Multi-unit in Westmont School District! Live in one side of this multi-unit and rent out the other. Or add this property to your investment portfolio. Move right in to 1011 which has a living room, eat-in kitchen, and 1st floor laundry with a half bath. The second floor has two large bedrooms (12x14 and 11x15.5) and a full bath. The 1013 side has a mirrored layout currently occupied by a long term tenant. Newer furnaces (2012 and 2020) and new hot water tanks in both units. All appliances included on both sides! Newer appliances on 1011 side. Each side has its own driveway as well as separate patio space in the rear. Great investment opportunity!

4. 2021-08-20
   listed $104,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥94°F today · 14 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: $25,440
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$4,189
• Taxable income: $6,234
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $6,660/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family home requires moderate renovations to update the kitchen and bathrooms, paint interior walls, and replace flooring. The property has a good roof and exterior, but the interior needs significant work to increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Major bathroom tiles — dated and worn
• Major flooring — carpeted and outdated
• Major interior walls/paint — dated and worn

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to buyers and renters
• Both update bathrooms — modernizing the bathrooms will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve the overall appearance and appeal
• Both replace flooring — new flooring will improve the overall appearance and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
bathroom tiles · dated and worn	Major	$15,000–50,000
flooring · carpeted and outdated	Major	$15,000–50,000
interior walls/paint · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to buyers and renters ↑
• Both update bathrooms — modernizing the bathrooms will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve the overall appearance and appeal ↑
• Both replace flooring — new flooring will improve the overall appearance and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Southmont

• Score: 77/100
• State rank: #351
• US rank: #3081

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southmont, 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

+37.3% since first listed

4 events — show timeline

• 2026-04-22 Pending — CSMLS
• 2026-04-09 Listed $144,000 CSMLS
• 2021-12-13 Sold (MLS) $105,000 CSMLS
• 2021-08-20 Listed $104,900 CSMLS