626 Quemahoning St · Boswell, PA 15531

$89,900

4 bd · 3.0 ba · 1,950 sqft · Manufactured · 243 Days on market

Built 1999 5,998 sqft lot $46/sqft · 50% above area Est $60k · 50% over

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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
• Appreciation +6.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Huge home with four bedrooms featuring the primary bedroom with a full bathroom and a large walk in closet that is off of the living room. The living room spans the entire width of the home and has ample natural sunlight from the windows and also has access to one of the homes covered decks. The eat in kitchen and dining area features three walls of cabinetry. Off the dining area there is another bedroom and a family room which has the remaining two bedrooms off of it. There is also a laundry room at the far end of the home as well as access to the second covered deck. Home has a newer metal roof.

Key facts

• Covered decks
• Open floor plan
• Ample closet space

Tags

• OPEN FLOOR PLAN
• COVERED DECKS
• AMPLE CLOSET SPACE
• NEWER METAL ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#917 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• North Star SD (rural): math 38% / reading 60% proficiency, ranked #209 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.5% local appreciation)).
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $90k implies a 649% gain — meaningful room to come down on a strong offer.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.91%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $60,000
• List price: $89,900
• Delta: 49.83%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.0%
• Equity multiple: 2.76×
• Total profit: $44,395
• Equity at exit: $37,896

10-year hold

• IRR: 32.8%
• Equity multiple: 5.40×
• Total profit: $110,680
• Equity at exit: $56,509

Cash invested: $25,172 (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 15531

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $564

Break-even live

Break-even rent $725

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $615	-5% $590	+0% $564	+5% $539	+10% $514
Rent	-10% $451	-5% $508	+0% $564	+5% $621	+10% $678
Rate	-1.0pp $610	-0.5pp $587	base $564	+0.5pp $541	+1.0pp $517

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $89,900 Active 243 DOM
2. 2026-06-19
   days on market $89,900 Active 241 DOM
3. 2026-06-18
   days on market $89,900 Active 240 DOM
4. 2026-06-17
   days on market $89,900 Active 239 DOM
5. 2026-06-16
   days on market $89,900 Active 238 DOM
6. 2026-06-15
   days on market $89,900 Active 237 DOM
7. 2026-06-14
   days on market $89,900 Active 235 DOM
8. 2026-06-12
   days on market $89,900 Active 234 DOM
9. 2026-06-09
   days on market $89,900 Active 231 DOM
10. 2026-06-08
    days on market $89,900 Active 230 DOM
11. 2026-06-07
    days on market $89,900 Active 229 DOM
12. 2026-06-03
    days on market $89,900 Active 225 DOM
13. 2026-06-02
    days on market $89,900 Active 224 DOM
14. 2026-06-01
    days on market $89,900 Active 223 DOM
15. 2026-05-31
    days on market $89,900 Active 222 DOM
16. 2026-05-30
    days on market $89,900 Active 221 DOM
17. 2026-05-06
    price $89,900 604-char remark

    Show marketing remark (604 chars)

    Huge home with four bedrooms featuring the primary bedroom with a full bathroom and a large walk in closet that is off of the living room. The living room spans the entire width of the home and has ample natural sunlight from the windows and also has access to one of the homes covered decks. The eat in kitchen and dining area features three walls of cabinetry. Off the dining area there is another bedroom and a family room which has the remaining two bedrooms off of it. There is also a laundry room at the far end of the home as well as access to the second covered deck. Home has a newer metal roof.

18. 2026-03-12
    price $99,900 604-char remark

    Show marketing remark (604 chars)

    Huge home with four bedrooms featuring the primary bedroom with a full bathroom and a large walk in closet that is off of the living room. The living room spans the entire width of the home and has ample natural sunlight from the windows and also has access to one of the homes covered decks. The eat in kitchen and dining area features three walls of cabinetry. Off the dining area there is another bedroom and a family room which has the remaining two bedrooms off of it. There is also a laundry room at the far end of the home as well as access to the second covered deck. Home has a newer metal roof.

19. 2025-12-01
    price $114,900 604-char remark

    Show marketing remark (604 chars)

    Huge home with four bedrooms featuring the primary bedroom with a full bathroom and a large walk in closet that is off of the living room. The living room spans the entire width of the home and has ample natural sunlight from the windows and also has access to one of the homes covered decks. The eat in kitchen and dining area features three walls of cabinetry. Off the dining area there is another bedroom and a family room which has the remaining two bedrooms off of it. There is also a laundry room at the far end of the home as well as access to the second covered deck. Home has a newer metal roof.

20. 2025-10-20
    listed $124,900 Active 604-char remark

    Show marketing remark (604 chars)

    Huge home with four bedrooms featuring the primary bedroom with a full bathroom and a large walk in closet that is off of the living room. The living room spans the entire width of the home and has ample natural sunlight from the windows and also has access to one of the homes covered decks. The eat in kitchen and dining area features three walls of cabinetry. Off the dining area there is another bedroom and a family room which has the remaining two bedrooms off of it. There is also a laundry room at the far end of the home as well as access to the second covered deck. Home has a newer metal roof.

21. 2000-10-01
    soldstatus $12,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,092 · $91/mo
• Expected delta: +$328/yr (+$27/mo · 42.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $17,271
• − Mortgage interest: −$5,036
• − Property taxes: −$764
• − Insurance: −$450
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,615
• Taxable income: $5,643
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,419/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: North Star SD
• NCES district ID: 4210115
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $43,457
• Composite: 41.25/100
• National rank: #3528
• State rank: #209 of 539 in PA

Livability — Boswell

• Score: 68/100
• State rank: #917
• US rank: #9925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boswell, PA
• Population (ZIP): 3,625

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 12% Polish 3% Subsaharan African 3%
• Foreign-born: 1%

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: ▲ 2.50%
• Current HPI: 157.6216
• 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

+649.2% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $89,900 West Penn MLS
• 2026-03-12 Price Changed $99,900 West Penn MLS
• 2025-12-01 Price Changed $114,900 West Penn MLS
• 2025-10-20 Listed $124,900 West Penn MLS
• 2000-10-01 Sold (Public Records) $12,000 Public Records

Property tax history

-1.7%/yr

Latest (2026): $764 · -32.5% YoY. Source: county tax records.