1332 Rock Cut Rd · Indian Lake, PA 15926

$58,700

3 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 95 Days on market

Built 1963 1.26 ac lot $38/sqft · 55% below area ↓ 33% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ranch home with an old beauty salon in basement. selling as is.

Key facts

• 1.26 acre lot
• Built 1963
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#881 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living C-, amenities 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 $3k of equity ($406 loan paydown + $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $53,417 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.05% ✓
• Cap rate: 15.95%
• Cash-on-cash: 34.50%
• DSCR: 2.54
• GRM: 4.1

CMA / ARV

• ARV (median comp): $131,611
• List price: $58,700
• Delta: -55.40%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
199 Leppert Rd	0.27mi	4/1.0 (+1)	1,388 (-9%)	20mo	$103,000	$74	51

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: 41.6%
• Equity multiple: 3.44×
• Total profit: $40,029
• Equity at exit: $29,372

10-year hold

• IRR: 40.7%
• Equity multiple: 6.91×
• Total profit: $97,084
• Equity at exit: $47,732

Cash invested: $16,436 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$308
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $473

Break-even live

Break-even rent $605

Max offer price $58,700

Occupancy floor 56%

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: $14,675
• Closing costs: $1,761
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 63-char remark

   Show marketing remark (63 chars)

   ranch home with an old beauty salon in basement. selling as is.

2. 2026-05-08
   status Active 63-char remark

   Show marketing remark (63 chars)

   ranch home with an old beauty salon in basement. selling as is.

3. 2026-04-28
   price $58,700 63-char remark

   Show marketing remark (63 chars)

   ranch home with an old beauty salon in basement. selling as is.

4. 2026-03-13
   price $79,700 63-char remark

   Show marketing remark (63 chars)

   ranch home with an old beauty salon in basement. selling as is.

5. 2026-02-06
   listed $87,000 Active 63-char remark

   Show marketing remark (63 chars)

   ranch home with an old beauty salon in basement. selling as is.

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $1,747 · $146/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 17 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: $14,436
• − Mortgage interest: −$3,288
• − Property taxes: −$1,747
• − Insurance: −$294
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$1,708
• Taxable income: $5,091
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,449/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 — Indian Lake

• Score: 68/100
• State rank: #881
• US rank: #9405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-32.5% since first listed

5 events — show timeline

• 2026-05-18 Pending — CSMLS
• 2026-05-08 Relisted — CSMLS
• 2026-04-28 Price Changed $58,700 CSMLS
• 2026-03-13 Price Changed $79,700 CSMLS
• 2026-02-06 Listed $87,000 CSMLS

Property tax history

+2.2%/yr

Latest (2026): $1,747 · +3.6% YoY. Source: county tax records.