Clayton 204 Sunny Acres Plan · Somerset, PA 15501

$90,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 127 Days on market

Good condition

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been looking for a move-in ready home with modern farmhouse charm and tons of upgrades — this is it! This spacious 3-bedroom, 2-bathroom home offers 1,568 sq. ft. of open-concept living with thoughtful details throughout. Features include a luxurious master bath with a walk-in shower, double-vanity sinks, and a garden tub as well as a kitchen with an island, a pantry, and appliances and so much more! Call today to schedule a tour!

Key facts

• Walk-in shower
• Double-vanity sinks
• Kitchen with island

Tags

• MODERN FARMHOUSE CHARM
• LUXURIOUS MASTER BATH
• WALK-IN SHOWER
• DOUBLE-VANITY SINKS
• GARDEN TUB
• KITCHEN WITH ISLAND

🏗️ New construction. The $90,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $98,090.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $53 ($634/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.3% in Somerset — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,031 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: amenities F, commute F, employment D-.
• Somerset Area SD (town): math 40% / reading 61% proficiency, ranked #185 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $679 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $98,090
• List price: $90,000
• Delta: -8.25%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Mancini Dr	0.16mi	3/2.0	1,568 (0%)	22mo	$85,000	$54	74

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-12,513
• Equity at exit: $14,626

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-6,504
• Equity at exit: $8,481

Cash invested: $27,465 (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 15501

• Home prices YoY: -21.2%
• Active inventory: 98
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$123 /mo · $1,471/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $53

Break-even live

Break-even rent $858

Max offer price $98,090

Occupancy floor 89%

Sensitivity live

Price	-10% $121	-5% $87	+0% $53	+5% $19	+10% $-15
Rent	-10% $-20	-5% $16	+0% $53	+5% $89	+10% $126
Rate	-1.0pp $102	-0.5pp $78	base $53	+0.5pp $27	+1.0pp $2

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: $24,523
• Closing costs: $2,943
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Nicole Ln Somerset, PA	3.0	2.0	922	$925	$1.00	2d	1	0.03mi

Listing history 16 events

1. 2026-06-21
   days on market $90,000 Active 127 DOM
2. 2026-06-18
   days on market $90,000 Active 125 DOM
3. 2026-06-17
   days on market $90,000 Active 124 DOM
4. 2026-06-16
   days on market $90,000 Active 123 DOM
5. 2026-06-15
   days on market $90,000 Active 122 DOM
6. 2026-06-13
   days on market $90,000 Active 120 DOM
7. 2026-06-12
   days on market $90,000 Active 119 DOM
8. 2026-06-09
   days on market $90,000 Active 116 DOM
9. 2026-06-08
   days on market $90,000 Active 115 DOM
10. 2026-06-08
    days on market $90,000 Active 114 DOM
11. 2026-06-07
    days on market $90,000 Active 113 DOM
12. 2026-06-04
    days on market $90,000 Active 110 DOM
13. 2026-06-02
    days on market $90,000 Active 109 DOM
14. 2026-06-01
    days on market $90,000 Active 108 DOM
15. 2026-05-31
    days on market $90,000 Active 107 DOM
16. 2026-02-13
    listed $90,000 Active 450-char remark

    Show marketing remark (450 chars)

    If you've been looking for a move-in ready home with modern farmhouse charm and tons of upgrades — this is it! This spacious 3-bedroom, 2-bathroom home offers 1,568 sq. ft. of open-concept living with thoughtful details throughout. Features include a luxurious master bath with a walk-in shower, double-vanity sinks, and a garden tub as well as a kitchen with an island, a pantry, and appliances and so much more! Call today to schedule a tour!

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

Taxation est. · year 1

• Rental income: $11,100
• − Mortgage interest: −$5,495
• − Property taxes: −$1,471
• − Insurance: −$490
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,854
• Taxable loss: −$986
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $871/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

Good 80/100 Cosmetic rehab

This move-in ready home offers modern farmhouse charm with upgrades throughout, including a luxurious master bath and a spacious kitchen. It's in good condition with minor cosmetic improvements needed for optimal resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping and snow removal — A well-maintained yard and clear walkways can improve curb appeal and safety
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce energy costs and improve comfort
• Both Install smart home devices — Smart home devices can increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping and snow removal — A well-maintained yard and clear walkways can improve curb appeal and safety ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑

ⓘ 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: Somerset Area SD
• NCES district ID: 4221840
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $43,226
• Composite: 42.47/100
• National rank: #3216
• State rank: #185 of 539 in PA

Livability — Somerset

• Score: 66/100
• State rank: #1031
• US rank: #11472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,447

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 (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Italian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 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: ▼ -43.42%
• Current HPI: 160.9752
• 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

1 event — show timeline

• 2026-02-13 Listed $90,000 Zillow