76 Canal St · Homer City, PA 15748

$59,900

4 bd · 2.0 ba · 2,060 sqft · Manufactured · 150 Days on market

Built 1970 4,792 sqft lot $29/sqft · 66% 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 +5.7/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bedroom 2 bath home located in Homer City. Kitchen has oak cabinets. Off street parking. Buyer responsible for all municipal requirements. Property being sold in it's present condition. Cash only.

Key facts

• Oak cabinets
• Off street parking
• 4,792 sq ft lot

Tags

• OAK CABINETS
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#876 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Homer-Center SD (town): math 40% / reading 59% proficiency, ranked #201 of 539 in PA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 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 $1k of equity ($414 loan paydown + $797 appreciation (1.3% 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 (1.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
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: 2.33% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.22%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (median comp): $177,780
• List price: $59,900
• Delta: -66.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.3%
• Equity multiple: 3.58×
• Total profit: $43,291
• Equity at exit: $21,488

10-year hold

• IRR: 50.7%
• Equity multiple: 7.16×
• Total profit: $103,342
• Equity at exit: $29,377

Cash invested: $16,772 (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 15748

• Home prices YoY: 0.8%
• Active inventory: 11
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $646

Break-even live

Break-even rent $580

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $680	-5% $663	+0% $646	+5% $629	+10% $612
Rent	-10% $536	-5% $591	+0% $646	+5% $701	+10% $756
Rate	-1.0pp $676	-0.5pp $661	base $646	+0.5pp $631	+1.0pp $615

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 150 DOM
2. 2026-06-18
   days on market $59,900 Active 149 DOM
3. 2026-06-17
   days on market $59,900 Active 148 DOM
4. 2026-06-16
   days on market $59,900 Active 147 DOM
5. 2026-06-15
   days on market $59,900 Active 146 DOM
6. 2026-06-14
   days on market $59,900 Active 144 DOM
7. 2026-06-12
   days on market $59,900 Active 143 DOM
8. 2026-06-09
   days on market $59,900 Active 140 DOM
9. 2026-06-08
   days on market $59,900 Active 139 DOM
10. 2026-06-07
    days on market $59,900 Active 138 DOM
11. 2026-06-05
    days on market $59,900 Active 135 DOM
12. 2026-06-03
    days on market $59,900 Active 134 DOM
13. 2026-06-02
    days on market $59,900 Active 133 DOM
14. 2026-06-01
    days on market $59,900 Active 132 DOM
15. 2026-05-31
    days on market $59,900 Active 131 DOM
16. 2026-05-30
    days on market $59,900 Active 130 DOM
17. 2026-04-24
    price $59,900 198-char remark

    Show marketing remark (198 chars)

    4 bedroom 2 bath home located in Homer City. Kitchen has oak cabinets. Off street parking. Buyer responsible for all municipal requirements. Property being sold in it's present condition. Cash only.

18. 2026-03-17
    price $69,900 198-char remark

    Show marketing remark (198 chars)

    4 bedroom 2 bath home located in Homer City. Kitchen has oak cabinets. Off street parking. Buyer responsible for all municipal requirements. Property being sold in it's present condition. Cash only.

19. 2026-02-26
    price $79,900 198-char remark

    Show marketing remark (198 chars)

    4 bedroom 2 bath home located in Homer City. Kitchen has oak cabinets. Off street parking. Buyer responsible for all municipal requirements. Property being sold in it's present condition. Cash only.

20. 2026-01-20
    listed $89,900 Active 198-char remark

    Show marketing remark (198 chars)

    4 bedroom 2 bath home located in Homer City. Kitchen has oak cabinets. Off street parking. Buyer responsible for all municipal requirements. Property being sold in it's present condition. Cash only.

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,427 · $119/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,770
• − Mortgage interest: −$3,355
• − Property taxes: −$1,427
• − Insurance: −$300
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$1,743
• Taxable income: $7,262
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $6,009/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: Homer-Center SD
• NCES district ID: 4213290
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $43,701
• Composite: 41.69/100
• National rank: #3415
• State rank: #201 of 539 in PA

Livability — Homer City

• Score: 68/100
• State rank: #876
• US rank: #9286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homer City, PA
• Population (ZIP): 7,153

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Iranian 3% Serbian 2%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

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: ▲ 1.33%
• Current HPI: 176.3865
• 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

-33.4% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $59,900 CSMLS
• 2026-03-17 Price Changed $69,900 CSMLS
• 2026-02-26 Price Changed $79,900 CSMLS
• 2026-01-20 Listed $89,900 CSMLS

Property tax history

-4.6%/yr

Latest (2026): $1,427 · +1.9% YoY. Source: county tax records.