346 Sunshine Ave · Central City, PA 15926

$94,995

3 bd · 0.5 ba · 1,560 sqft · SingleFamily public records · 39 Days on market

Built 1919 5,601 sqft lot $61/sqft · 41% above area Est $67k · 41% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +6.9/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this home on on a corner lot with an inviting front porch. A large backyard provides opportunity for multiple activities. This home features a large kitchen and the bathroom is highlighted with a walk in shower. Parking is made easy with an off-street area. Take a look and picture making it your own!

Key facts

• Off street area
• Inviting front porch
• Large backyard

Tags

• CORNER LOT
• INVITING FRONT PORCH
• LARGE BACKYARD
• LARGE KITCHEN
• WALK IN SHOWER
• OFF STREET AREA

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick building
• Construction: Brick construction
• Exterior features: Resale property; Lot approximately 0.1286 acres

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Has basement; Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,333 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Shade-Central City SD (rural): math 45% / reading 55% proficiency, ranked #411 of 658 in PA (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 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 $4k of equity ($657 loan paydown + $4k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.26% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $67,195
• List price: $94,995
• Delta: 41.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
656 Lynn St	0.09mi	3/1.0	1,440 (-8%)	6mo	$74,900	$52	76
511 Ash St	0.19mi	4/2.0 (+1)	1,630 (+4%)	9mo	$185,000	$113	65
641 Lynn St	0.07mi	3/1.5	1,380 (-12%)	13mo	$39,900	$29	63
270 Pine St	0.41mi	4/1.5 (+1)	1,440 (-8%)	3mo	$109,900	$76	56
415 Manges St	0.55mi	3/2.0	1,616 (+4%)	15mo	$80,000	$50	50
550 Lambert St	0.63mi	4/2.0 (+1)	1,639 (+5%)	16mo	$135,000	$82	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.20×
• Total profit: $31,880
• Equity at exit: $47,533

10-year hold

• IRR: 20.6%
• Equity multiple: 4.23×
• Total profit: $85,936
• Equity at exit: $77,245

Cash invested: $26,599 (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 15926

• Home prices YoY: 2.6%
• Active inventory: 25
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $249

Break-even live

Break-even rent $880

Max offer price $94,995

Occupancy floor 74%

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: $23,749
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $94,995 Active 39 DOM
2. 2026-06-17
   days on market $94,995 Active 38 DOM
3. 2026-06-16
   days on market $94,995 Active 37 DOM
4. 2026-06-15
   days on market $94,995 Active 36 DOM
5. 2026-06-13
   days on market $94,995 Active 34 DOM
6. 2026-06-12
   days on market $94,995 Active 33 DOM
7. 2026-06-09
   days on market $94,995 Active 30 DOM
8. 2026-06-08
   days on market $94,995 Active 29 DOM
9. 2026-06-08
   days on market $94,995 Active 28 DOM
10. 2026-06-05
    days on market $94,995 Active 26 DOM
11. 2026-06-04
    days on market $94,995 Active 24 DOM
12. 2026-06-02
    days on market $94,995 Active 23 DOM
13. 2026-06-01
    price $94,995 Active 22 DOM
14. 2026-06-01
    days on market $99,995 Active 22 DOM
15. 2026-05-31
    days on market $99,995 Active 21 DOM
16. 2026-05-08
    listed $99,995 Active 312-char remark
17. 2026-05-04
    soldstatus $80,000

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,364 · $114/mo
• Expected delta: +$137/yr (+$11/mo · 11.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,349
• − Mortgage interest: −$5,321
• − Property taxes: −$1,227
• − Insurance: −$1,141
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,763
• Taxable income: $1,600
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,605/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: Shade-Central City SD
• NCES district ID: 4221180
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $39,850
• Composite: 43.81/100
• National rank: #6340
• State rank: #411 of 658 in PA

Livability — Central City

• Score: 62/100
• State rank: #1333
• US rank: #16460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central City, PA
• Population (ZIP): 2,474

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 14% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 96% English-only · German/W. Germanic 3% Russian/Polish/Slavic 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: ▲ 3.89%
• Current HPI: 151.1455
• 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

+18.7% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $94,995 West Penn MLS
• 2026-05-08 Listed $99,995 West Penn MLS
• 2026-05-04 Sold (Public Records) $80,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,227 · +6.6% YoY. Source: county tax records.