100 Penn St · Cherry Tree, PA 15724

$65,000

6 bd · 3.5 ba · 1,760 sqft · SingleFamily · 25 Days on market

Built 1900 Fair condition 0.63 ac lot ↓ 22% since listing

---

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 +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This spacious Victorian home in the heart of Cherry Tree is looking for a new owner with the vision to restore it to its full potential. Previously a commercial property with 2 apartments, it was converted to a single home back in 2020. New oil furnace installed in 2024. This multi use property could be a luxurious home, an income producing rental, personal care home, air B & B, or transform it into your own personal haven. Upstairs you will find 6 bedrooms, 2 full baths, 1 half bath, laundry room, dining room, and 2 kitchens. The main floor offers a generously sized formal dining room, 2 half baths, and ample space for entertaining, exercising, and multiple other uses. This unique property would make a fabulous investment for the right entrepreneur, check it out for yourself and see what your imagination can do with it!

Key facts

• 0.63 acre lot
• 20 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Space for about 20 vehicles
• Utilities: Public water; Public sewer; Electric service (implied by appliances)
• Home design: 2 stories; Resale property
• Construction: Frame construction with vinyl siding; Asphalt roof; Unfinished interior-entry basement
• Exterior features: Off-street parking; Approximately 0.63-acre lot

Interior

• Kitchen: Stove
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 3 half bathrooms
• Heating & cooling: Hot water heating (oil); Wall cooling units
• Interior features: Window treatments throughout
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,060 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.
• Harmony Area SD (rural): math 50% / reading 60% proficiency, ranked #335 of 658 in PA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (5.6% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.97% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.11%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.92×
• Total profit: $53,112
• Equity at exit: $39,247

10-year hold

• IRR: 43.9%
• Equity multiple: 8.07×
• Total profit: $128,636
• Equity at exit: $69,819

Cash invested: $18,200 (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 15724

• Home prices YoY: 4.2%
• Active inventory: 4
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $563

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $608	-5% $585	+0% $563	+5% $540	+10% $518
Rent	-10% $462	-5% $512	+0% $563	+5% $613	+10% $664
Rate	-1.0pp $595	-0.5pp $579	base $563	+0.5pp $546	+1.0pp $529

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $65,000 Active 25 DOM
2. 2026-06-21
   pricedays on market $65,000 Active 24 DOM
3. 2026-06-18
   days on market $70,000 Active 22 DOM
4. 2026-06-17
   days on market $70,000 Active 21 DOM
5. 2026-06-16
   days on market $70,000 Active 20 DOM
6. 2026-06-15
   days on market $70,000 Active 19 DOM
7. 2026-06-13
   days on market $70,000 Active 17 DOM
8. 2026-06-12
   days on market $70,000 Active 16 DOM
9. 2026-06-09
   days on market $70,000 Active 13 DOM
10. 2026-06-08
    days on market $70,000 Active 12 DOM
11. 2026-06-08
    days on market $70,000 Active 11 DOM
12. 2026-06-05
    days on market $70,000 Active 9 DOM
13. 2026-06-04
    days on market $70,000 Active 7 DOM
14. 2026-06-02
    days on market $70,000 Active 6 DOM
15. 2026-06-01
    days on market $70,000 Active 5 DOM
16. 2026-05-31
    days on market $70,000 Active 4 DOM
17. 2026-05-27
    listed $70,000 Active 836-char remark

    Show marketing remark (836 chars)

    This spacious Victorian home in the heart of Cherry Tree is looking for a new owner with the vision to restore it to its full potential. Previously a commercial property with 2 apartments, it was converted to a single home back in 2020. New oil furnace installed in 2024. This multi use property could be a luxurious home, an income producing rental, personal care home, air B & B, or transform it into your own personal haven. Upstairs you will find 6 bedrooms, 2 full baths, 1 half bath, laundry room, dining room, and 2 kitchens. The main floor offers a generously sized formal dining room, 2 half baths, and ample space for entertaining, exercising, and multiple other uses. This unique property would make a fabulous investment for the right entrepreneur, check it out for yourself and see what your imagination can do with it!

18. 2026-05-27
    listed $70,000 Active

    Show marketing remark (836 chars)

    This spacious Victorian home in the heart of Cherry Tree is looking for a new owner with the vision to restore it to its full potential. Previously a commercial property with 2 apartments, it was converted to a single home back in 2020. New oil furnace installed in 2024. This multi use property could be a luxurious home, an income producing rental, personal care home, air B & B, or transform it into your own personal haven. Upstairs you will find 6 bedrooms, 2 full baths, 1 half bath, laundry room, dining room, and 2 kitchens. The main floor offers a generously sized formal dining room, 2 half baths, and ample space for entertaining, exercising, and multiple other uses. This unique property would make a fabulous investment for the right entrepreneur, check it out for yourself and see what your imagination can do with it!

19. 2022-09-28
    status Active
20. 2022-06-21
    listed $89,900

ⓘ 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: $15,372
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$1,891
• Taxable income: $6,080
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $5,294/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 Victorian home in Cherry Tree requires extensive repairs and updates to improve its condition and increase its value.

Repairs flagged

• Major exterior siding — Peeling paint and damaged siding
• Major kitchen cabinets — Outdated and worn
• Major bathrooms — Small and outdated
• Major flooring — Worn carpet
• Major interior walls/paint — Worn paint
• Major landscaping — Overgrown landscaping

Value-add opportunities

• Both exterior siding and paint — Enhances curb appeal and value
• Both kitchen cabinets and countertops — Modernizes the space and increases value
• Both bathroom renovation — Expands living space and increases value
• Both flooring replacement — Improves comfort and aesthetics
• Both interior paint — Refreshes the space and increases value
• Both landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint and damaged siding	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
bathrooms · Small and outdated	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Worn paint	Major	$15,000–50,000
landscaping · Overgrown landscaping	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding and paint — Enhances curb appeal and value ↑
• Both kitchen cabinets and countertops — Modernizes the space and increases value ↑
• Both bathroom renovation — Expands living space and increases value ↑
• Both flooring replacement — Improves comfort and aesthetics ↑
• Both interior paint — Refreshes the space and increases value ↑
• Both landscaping — Enhances curb appeal and 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: Harmony Area SD
• NCES district ID: 4211520
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $38,411
• Composite: 47.62/100
• National rank: #4946
• State rank: #335 of 658 in PA

Livability — Cherry Tree

• Score: 66/100
• State rank: #1060
• US rank: #11990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherry Tree, PA
• Population (ZIP): 2,069

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 8% Lithuanian 3% Subsaharan African 1%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.60%
• Current HPI: 138.0308
• 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

-22.1% since first listed

4 events — show timeline

• 2026-05-27 Listed $70,000 CSMLS
• 2026-05-27 Listed $70,000 West Penn MLS
• 2022-09-28 Relisted — AHARMLS
• 2022-06-21 Listed $89,900 AHARMLS