3 Chestnut St · Meyersdale, PA 15552

$105,000

2 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 65 Days on market

Built 1940 0.28 ac lot $86/sqft · 25% below area Est $138k · 24% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +7.1/10.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-maintained income producing property located in Meyersdale Borough! This 2-bedroom, 1-bath home offers a functional layout with potential for a 3rd bedroom, comfortable living space and a large lot providing plenty of outdoor room. The property has been consistently maintained, making it a great low-maintenance addition to any investment portfolio. Conveniently located near local amenities, this property offers steady rental potential and long-term value. Whether you're a seasoned investor or just getting started, this is a solid opportunity you won't want to miss!

Key facts

• Low-maintenance
• Large lot
• Functional layout

Tags

• INCOME PRODUCING PROPERTY
• FUNCTIONAL LAYOUT
• LARGE LOT
• LOW-MAINTENANCE
• STEADY RENTAL POTENTIAL
• LONG-TERM VALUE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (1.2% below list).
• Recommended offer: $99k (6.0% 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.
• 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 $5k of equity ($726 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 65 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $105k implies a 950% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.99% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $138,245
• List price: $105,000
• Delta: -24.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Beachley St	0.74mi	2/1.5	1,139 (-6%)	21mo	$27,000	$24	36

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: 16.8%
• Equity multiple: 2.02×
• Total profit: $29,996
• Equity at exit: $53,942

10-year hold

• IRR: 17.6%
• Equity multiple: 3.85×
• Total profit: $83,814
• Equity at exit: $88,794

Cash invested: $29,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $174

Break-even live

Break-even rent $818

Max offer price $105,000

Occupancy floor 78%

Sensitivity live

Price	-10% $233	-5% $203	+0% $174	+5% $144	+10% $114
Rent	-10% $92	-5% $133	+0% $174	+5% $215	+10% $256
Rate	-1.0pp $226	-0.5pp $200	base $174	+0.5pp $146	+1.0pp $119

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   days on market $105,000 Active 65 DOM
3. 2026-06-18
   days on market $105,000 Active 63 DOM
4. 2026-06-17
   days on market $105,000 Active 62 DOM
5. 2026-06-16
   days on market $105,000 Active 61 DOM
6. 2026-06-15
   days on market $105,000 Active 60 DOM
7. 2026-06-13
   days on market $105,000 Active 58 DOM
8. 2026-06-12
   days on market $105,000 Active 57 DOM
9. 2026-06-09
   days on market $105,000 Active 54 DOM
10. 2026-06-08
    days on market $105,000 Active 53 DOM
11. 2026-06-08
    days on market $105,000 Active 52 DOM
12. 2026-06-07
    days on market $105,000 Active 51 DOM
13. 2026-06-04
    days on market $105,000 Active 48 DOM
14. 2026-06-02
    days on market $105,000 Active 47 DOM
15. 2026-06-01
    days on market $105,000 Active 46 DOM
16. 2026-05-31
    days on market $105,000 Active 45 DOM
17. 2026-05-12
    price $105,000 576-char remark

    Show marketing remark (583 chars)

    Well-maintained income producing property located in Meyersdale Borough! This 2-bedroom, 1-bath home offers a functional layout with comfortable living space, potential for a 3rd bedroom, and a large lot providing plenty of outdoor room. The property has been consistently maintained, making it a great low-maintenance addition to any investment portfolio. Conveniently located near local amenities, this property offers steady rental potential and long-term value. Whether you're a seasoned investor or just getting started, this is a solid opportunity you won’t want to miss!

18. 2026-05-12
    price $105,000 583-char remark

    Show marketing remark (583 chars)

    Well-maintained income producing property located in Meyersdale Borough! This 2-bedroom, 1-bath home offers a functional layout with comfortable living space, potential for a 3rd bedroom, and a large lot providing plenty of outdoor room. The property has been consistently maintained, making it a great low-maintenance addition to any investment portfolio. Conveniently located near local amenities, this property offers steady rental potential and long-term value. Whether you're a seasoned investor or just getting started, this is a solid opportunity you won’t want to miss!

19. 2026-05-11
    price $100,000 576-char remark

    Show marketing remark (583 chars)

    Well-maintained income producing property located in Meyersdale Borough! This 2-bedroom, 1-bath home offers a functional layout with comfortable living space, potential for a 3rd bedroom, and a large lot providing plenty of outdoor room. The property has been consistently maintained, making it a great low-maintenance addition to any investment portfolio. Conveniently located near local amenities, this property offers steady rental potential and long-term value. Whether you're a seasoned investor or just getting started, this is a solid opportunity you won’t want to miss!

20. 2026-05-11
    price $100,000 583-char remark

    Show marketing remark (583 chars)

    Well-maintained income producing property located in Meyersdale Borough! This 2-bedroom, 1-bath home offers a functional layout with comfortable living space, potential for a 3rd bedroom, and a large lot providing plenty of outdoor room. The property has been consistently maintained, making it a great low-maintenance addition to any investment portfolio. Conveniently located near local amenities, this property offers steady rental potential and long-term value. Whether you're a seasoned investor or just getting started, this is a solid opportunity you won’t want to miss!

21. 2026-04-16
    listed $115,000 Active 576-char remark

    Show marketing remark (583 chars)

    Well-maintained income producing property located in Meyersdale Borough! This 2-bedroom, 1-bath home offers a functional layout with comfortable living space, potential for a 3rd bedroom, and a large lot providing plenty of outdoor room. The property has been consistently maintained, making it a great low-maintenance addition to any investment portfolio. Conveniently located near local amenities, this property offers steady rental potential and long-term value. Whether you're a seasoned investor or just getting started, this is a solid opportunity you won’t want to miss!

22. 2026-04-16
    listed $115,000 Active 583-char remark

    Show marketing remark (583 chars)

    Well-maintained income producing property located in Meyersdale Borough! This 2-bedroom, 1-bath home offers a functional layout with comfortable living space, potential for a 3rd bedroom, and a large lot providing plenty of outdoor room. The property has been consistently maintained, making it a great low-maintenance addition to any investment portfolio. Conveniently located near local amenities, this property offers steady rental potential and long-term value. Whether you're a seasoned investor or just getting started, this is a solid opportunity you won’t want to miss!

23. 2012-02-15
    soldstatus $10,000
24. 2012-02-15
    soldstatus $10,000
25. 2011-11-25
    listed $16,000
26. 2011-11-25
    listed $16,000

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$520/yr (+$43/mo · 84.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥87°F today · 18 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: $12,448
• − Mortgage interest: −$5,882
• − Property taxes: −$618
• − Insurance: −$525
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,055
• Taxable income: $377
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,992/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

+556.2% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $105,000 CSMLS
• 2026-05-12 Price Changed $105,000 West Penn MLS
• 2026-05-11 Price Changed $100,000 CSMLS
• 2026-05-11 Price Changed $100,000 West Penn MLS
• 2026-04-16 Listed $115,000 West Penn MLS
• 2026-04-16 Listed $115,000 CSMLS
• 2012-02-15 Sold (MLS) $10,000 West Penn MLS
• 2012-02-15 Sold (MLS) $10,000 CSMLS
• 2011-11-25 Listed $16,000 West Penn MLS
• 2011-11-25 Listed $16,000 CSMLS

Property tax history

+3.7%/yr

Latest (2026): $618 · +0.0% YoY. Source: county tax records.