307 Front St · Meyersdale, PA 15552

$89,000

4 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 39 Days on market

Built 1870 6,534 sqft lot Est $147k · 39% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +7.1/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well kept Duplex in Meyersdale. It has long time tenants ( 27 years and 7 years) Tenants pay all utilities. There are 2 gas meters, 2 electric meters and 2 water meters. The property has a nice back yard off the lower porch. Tenant on lower level also has a back porch to sit and relax.

Key facts

• Back yard
• Back porch
• Duplex

Tags

• DUPLEX
• BACK YARD
• BACK PORCH

Property features AI

Finance

• Other: Zoned residential
• Financial info: Actual rent: $400 per unit (two units)

Exterior

• Parking: On-street parking
• Utilities: Public sewer
• Home design: Multi-family residential income property; 2 stories
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered porch

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Vinyl
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas hot water heating
• Interior features: Carpet and vinyl flooring

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$146,880) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#880 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Meyersdale Area SD (rural): math 38% / reading 64% proficiency, ranked #177 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meyersdale Area El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 320 students, 60% FRL); Meyersdale Area Ms (math 27% / reading 62%, grade D, #194 of 512 statewide, top 39%, 186 students, 57% FRL); Meyersdale Area Hs (math 64% / reading 74%, grade B, #49 of 437 statewide, top 12%, 271 students, 36% FRL).
• Market conditions: 26 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 ($615 loan paydown + $4k appreciation (4.1% 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 (4.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 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 ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $89k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (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 1870 — 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. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $146,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Market St	0.11mi	4/1.0	1,727 (-0%)	22mo	$48,000	$28	72
725 Grant Street Ext	0.56mi	4/2.0	1,684 (-2%)	7mo	$130,000	$77	64
227 Broadway St	0.33mi	3/2.0 (-1)	1,792 (+4%)	14mo	$160,000	$89	61
203 Hill St	0.50mi	3/2.0 (-1)	1,845 (+7%)	3mo	$150,000	$81	58
414 High St	0.48mi	4/2.0	1,792 (+4%)	17mo	$117,000	$65	57
314 Broadway St	0.36mi	4/2.0	1,578 (-9%)	15mo	$115,000	$73	56
237 Lincoln Ave	0.32mi	3/1.5 (-1)	1,680 (-3%)	22mo	$63,600	$38	56
118 Olinger St	0.42mi	3/2.0 (-1)	1,536 (-11%)	3mo	$170,500	$111	54
223 Olinger St	0.45mi	3/1.5 (-1)	1,652 (-4%)	20mo	$140,000	$85	48
521 Thomas St	0.46mi	3/2.0 (-1)	1,482 (-14%)	8mo	$225,000	$152	43
314 Olinger St	0.45mi	3/1.5 (-1)	1,496 (-13%)	12mo	$130,000	$87	40
613 North St	0.51mi	4/1.0	1,882 (+9%)	22mo	$187,000	$99	39

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

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.70×
• Total profit: $42,282
• Equity at exit: $45,722

10-year hold

• IRR: 27.9%
• Equity multiple: 5.32×
• Total profit: $107,562
• Equity at exit: $75,264

Cash invested: $24,920 (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 15552

• Home prices YoY: 2.8%
• Active inventory: 26
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $411

Break-even live

Break-even rent $780

Max offer price $89,000

Occupancy floor 63%

Sensitivity live

Price	-10% $461	-5% $436	+0% $411	+5% $386	+10% $361
Rent	-10% $308	-5% $360	+0% $411	+5% $462	+10% $514
Rate	-1.0pp $456	-0.5pp $434	base $411	+0.5pp $388	+1.0pp $365

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-13
   listed $89,000 Active
4. 1989-07-01
   soldstatus $40,000

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$28/yr (+$2/mo · 2.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,606
• − Mortgage interest: −$4,985
• − Property taxes: −$1,350
• − Insurance: −$445
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,589
• Taxable income: $3,739
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $4,035/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: Meyersdale Area SD
• NCES district ID: 4215150
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $42,823
• Composite: 42.83/100
• National rank: #3137
• State rank: #177 of 539 in PA

Livability — Meyersdale

• Score: 68/100
• State rank: #880
• US rank: #9398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meyersdale, PA
• Population (ZIP): 5,551

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 2% Polish 2% Lithuanian 2%
• Languages at home: 88% English-only · German/W. Germanic 12% Spanish 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: ▲ 4.11%
• Current HPI: 153.4081
• 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

+122.5% since first listed

4 events — show timeline

• 2026-05-22 Pending — CSMLS
• 2026-04-23 Contingent — CSMLS
• 2026-04-13 Listed $89,000 CSMLS
• 1989-07-01 Sold (Public Records) $40,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,350 · +0.0% YoY. Source: county tax records.