1008 Main St · Berlin, PA 15530

$134,900

3 bd · 1.0 ba · 1,786 sqft · SingleFamily public records · 4 Days on market

Built 1910 8,712 sqft lot Est $200k · 33% under

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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).

• Cash flow +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Berlin, close to schools and restaurants, awaits this 4 bedroom 2 bath home! First floor consisting of living room, dining room, mudroom, laundry and a full bath! Enjoy your morning time on the back deck with a fenced in yard perfect for the fur-babies. Low taxes, new energy efficient gas furnace, metal roof, windows, updated kitchen are just some of the perks of this home.

Key facts

• Fenced yard
• Parking in the back
• Updated kitchen

Tags

• UPDATED KITCHEN
• FENCED YARD
• REAR DECK
• PATIO
• PARKING IN THE BACK

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Two-story home
• Construction: Frame construction; Metal roof; Has basement (unfinished)
• Exterior features: Deck; Patio; Rectangular lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Range; Oven; Microwave; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Ceiling fans; Wall air-conditioning units
• Interior features: High-speed internet
• Laundry & utility: Washer and dryer included; Laundry located on the main level; Unfinished basement (utility/storage potential)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $127k (5.9% below list).
• Recommended offer: $127k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#607 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.
• Berlin Brothersvalley SD (rural): math 42% / reading 57% proficiency, ranked #200 of 539 in PA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $76k; list at $135k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,941 (5.9% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.94% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $200,032
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Cumberland St	0.24mi	3/0.5	1,852 (+4%)	10mo	$235,000	$127	72
130 Cumberland St	0.27mi	3/1.0	1,544 (-14%)	8mo	$77,250	$50	59
1311 Main St	0.43mi	3/2.5	1,628 (-9%)	1mo	$216,000	$133	58
701 Diamond St	0.50mi	3/1.0	1,872 (+5%)	17mo	$140,000	$75	54
510 Washington St	0.46mi	3/2.0	1,568 (-12%)	9mo	$75,000	$48	47
1509 Main St	0.59mi	4/2.0 (+1)	1,867 (+4%)	14mo	$210,000	$112	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-12,301
• Equity at exit: $20,114

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,514
• Equity at exit: $11,664

Cash invested: $37,772 (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 15530

• Home prices YoY: -24.7%
• Active inventory: 26
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $151

Break-even live

Break-even rent $1,079

Max offer price $134,900

Occupancy floor 83%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-13
   status Pending
2. 2026-05-09
   listed $134,900 Active
3. 2026-04-26
   historical Expired 402-char remark

   Show marketing remark (402 chars)

   Located in the heart of Berlin, close to schools and restaurants, awaits this 4 bedroom 2 bath home! First floor consisting of living room, dining room, mudroom, laundry and a full bath! Enjoy your morning time on the back deck with a fenced in yard perfect for the fur-babies. Low taxes, new energy efficient gas furnace, metal roof, windows, updated kitchen are just some of the perks of this home.

4. 2026-03-06
   price $144,500

   Show marketing remark (402 chars)

   Located in the heart of Berlin, close to schools and restaurants, awaits this 4 bedroom 2 bath home! First floor consisting of living room, dining room, mudroom, laundry and a full bath! Enjoy your morning time on the back deck with a fenced in yard perfect for the fur-babies. Low taxes, new energy efficient gas furnace, metal roof, windows, updated kitchen are just some of the perks of this home.

5. 2026-03-06
   price $144,500 402-char remark

   Show marketing remark (402 chars)

   Located in the heart of Berlin, close to schools and restaurants, awaits this 4 bedroom 2 bath home! First floor consisting of living room, dining room, mudroom, laundry and a full bath! Enjoy your morning time on the back deck with a fenced in yard perfect for the fur-babies. Low taxes, new energy efficient gas furnace, metal roof, windows, updated kitchen are just some of the perks of this home.

6. 2026-01-05
   listed $149,900 Active

   Show marketing remark (402 chars)

   Located in the heart of Berlin, close to schools and restaurants, awaits this 4 bedroom 2 bath home! First floor consisting of living room, dining room, mudroom, laundry and a full bath! Enjoy your morning time on the back deck with a fenced in yard perfect for the fur-babies. Low taxes, new energy efficient gas furnace, metal roof, windows, updated kitchen are just some of the perks of this home.

7. 2026-01-05
   listed $149,900 Active 402-char remark

   Show marketing remark (402 chars)

   Located in the heart of Berlin, close to schools and restaurants, awaits this 4 bedroom 2 bath home! First floor consisting of living room, dining room, mudroom, laundry and a full bath! Enjoy your morning time on the back deck with a fenced in yard perfect for the fur-babies. Low taxes, new energy efficient gas furnace, metal roof, windows, updated kitchen are just some of the perks of this home.

8. 2025-04-15
   price $162,900
9. 2025-03-20
   price $184,000
10. 2025-03-11
    listed $189,000 Active
11. 2022-10-31
    price $155,000
12. 2022-10-31
    price $155,000
13. 2022-10-31
    price $160,000
14. 2022-09-13
    price $170,000
15. 2022-09-01
    listed $170,000 Active
16. 2022-09-01
    listed $180,000 Active
17. 2015-03-21
    historical
18. 2014-03-21
    listed $95,000
19. 2011-01-07
    soldstatus $75,500
20. 2011-01-07
    soldstatus $75,500
21. 2010-03-24
    listed $75,500
22. 2010-03-23
    listed $75,500

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$534/yr (+$44/mo · 50.2%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,233
• − Mortgage interest: −$7,556
• − Property taxes: −$1,064
• − Insurance: −$674
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,924
• Taxable loss: −$423
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,908/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: Berlin Brothersvalley SD
• NCES district ID: 4203420
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $43,678
• Composite: 41.71/100
• National rank: #3410
• State rank: #200 of 539 in PA

Livability — Berlin

• Score: 72/100
• State rank: #607
• US rank: #5857

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: Berlin, PA
• Population (ZIP): 5,187

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Iranian 3% Slovak 2% Romanian 2%
• Foreign-born: 0% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 2%

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: ▼ -52.40%
• Current HPI: 159.9314
• 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

+78.7% since first listed

22 events — show timeline

• 2026-05-13 Pending — CSMLS
• 2026-05-09 Listed $134,900 CSMLS
• 2026-04-26 Delisted — West Penn MLS
• 2026-03-06 Price Changed $144,500 CSMLS
• 2026-03-06 Price Changed $144,500 West Penn MLS
• 2026-01-05 Listed $149,900 CSMLS
• 2026-01-05 Listed $149,900 West Penn MLS
• 2025-04-15 Price Changed $162,900 CSMLS
• 2025-03-20 Price Changed $184,000 CSMLS
• 2025-03-11 Listed $189,000 CSMLS
• 2022-10-31 Price Changed $155,000 CSMLS
• 2022-10-31 Price Changed $155,000 West Penn MLS
• 2022-10-31 Price Changed $160,000 West Penn MLS
• 2022-09-13 Price Changed $170,000 West Penn MLS
• 2022-09-01 Listed $180,000 West Penn MLS
• 2022-09-01 Listed $170,000 CSMLS
• 2015-03-21 Delisted — West Penn MLS
• 2014-03-21 Listed $95,000 West Penn MLS
• 2011-01-07 Sold (MLS) $75,500 West Penn MLS
• 2011-01-07 Sold (MLS) $75,500 CSMLS
• 2010-03-24 Listed $75,500 West Penn MLS
• 2010-03-23 Listed $75,500 CSMLS

Property tax history

+2.1%/yr

Latest (2026): $1,064 · +7.8% YoY. Source: county tax records.