346 N Eighty Eight Rd · Cumberland, PA 15320

$104,900

2 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 245 Days on market

Built 1959 1.14 ac lot $85/sqft · 41% below area Est $178k · 41% under ↓ 9% since listing

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +6.7/10.0
• 1% rule +5.0/10.0
• DSCR +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Ranch home on over an acre that is situated off the road. This home has 3 bedrooms, large eat in kitchen, dining room, living room, as well as an enclosed rear porch, carport, and plenty of storage in the full basement.

Key facts

• Large eat in kitchen
• Plenty of storage
• Enclosed rear porch

Tags

• OVER AN ACRE
• ENCLOSED REAR PORCH
• LARGE EAT IN KITCHEN
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $29 ($352/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Carmichaels Area SD (rural): math 17% / reading 36% proficiency, ranked #465 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($725 loan paydown + $4k appreciation (3.4% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 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 245 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (median comp): $178,425
• List price: $104,900
• Delta: -41.21%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.58×
• Total profit: $16,897
• Equity at exit: $49,646

10-year hold

• IRR: 12.0%
• Equity multiple: 2.87×
• Total profit: $54,801
• Equity at exit: $78,496

Cash invested: $29,372 (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 15320

• Home prices YoY: 2.2%
• Active inventory: 20
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $29

Break-even live

Break-even rent $1,015

Max offer price $104,900

Occupancy floor 92%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $104,900 Active 245 DOM
2. 2026-06-17
   days on market $104,900 Active 244 DOM
3. 2026-06-16
   days on market $104,900 Active 243 DOM
4. 2026-06-15
   days on market $104,900 Active 242 DOM
5. 2026-06-13
   days on market $104,900 Active 240 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   pricedays on market $104,900 Active 239 DOM
8. 2026-06-09
   days on market $109,000 Active 236 DOM
9. 2026-06-08
   days on market $109,000 Active 235 DOM
10. 2026-06-08
    days on market $109,000 Active 234 DOM
11. 2026-06-05
    days on market $109,000 Active 232 DOM
12. 2026-06-04
    days on market $109,000 Active 230 DOM
13. 2026-06-02
    days on market $109,000 Active 229 DOM
14. 2026-06-01
    days on market $109,000 Active 228 DOM
15. 2026-05-31
    days on market $109,000 Active 227 DOM
16. 2026-02-03
    price $109,000 219-char remark

    Show marketing remark (219 chars)

    Ranch home on over an acre that is situated off the road. This home has 3 bedrooms, large eat in kitchen, dining room, living room, as well as an enclosed rear porch, carport, and plenty of storage in the full basement.

17. 2025-10-13
    listed $119,900 Active 219-char remark

    Show marketing remark (219 chars)

    Ranch home on over an acre that is situated off the road. This home has 3 bedrooms, large eat in kitchen, dining room, living room, as well as an enclosed rear porch, carport, and plenty of storage in the full basement.

ⓘ 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: $2,493 · $208/mo
• Projected year-2 tax: $2,493 · $208/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $12,621
• − Mortgage interest: −$5,876
• − Property taxes: −$2,493
• − Insurance: −$524
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$3,052
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $674/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: Carmichaels Area SD
• NCES district ID: 4205070
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 36% ▼ -20.00%
• Median HH income: $39,060
• Composite: 22.18/100
• National rank: #8164
• State rank: #465 of 539 in PA

Livability — Cumberland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 157.0795
• 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

-9.1% since first listed

2 events — show timeline

• 2026-02-03 Price Changed $109,000 West Penn MLS
• 2025-10-13 Listed $119,900 West Penn MLS

Property tax history

+1.4%/yr

Latest (2025): $2,493 · +0.0% YoY. Source: county tax records.