387 Rebecca St · Somerset, PA 15501

$92,000

2 bd · 1.0 ba · 792 sqft · Manufactured · 12 Days on market

Built 1970 0.48 ac lot Est $133k · 31% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy comfortable living in this well-maintained 2-bedroom mobile home situated on approximately one-half acre of ground. Conveniently located near shopping, restaurants, and everyday amenities, this property offers the perfect blend of accessibility with the benefit of lower taxes. Step outside and relax on the large, beautiful covered rear deck—an ideal space for entertaining guests, enjoying your morning coffee, or simply taking in the outdoors. Additional features include a one-car garage/shed providing ample storage for tools, equipment, or recreational items. Whether you're looking for a starter home, downsizing, or seeking an affordable investment, this property offers exceptio

Key facts

• One-car garage
• Covered rear deck
• 0.48 acre lot

Tags

• COVERED REAR DECK
• ONE-CAR GARAGE

Property features AI

Exterior

• Parking: Detached gravel off-street parking; 1-car garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-story mobile home; Residential mobile home (Marlette)
• Construction: Aluminum siding; Shingle roof
• Exterior features: Corner lot; City street frontage; Publicly maintained road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard and forced air heating; Electric and natural gas utilities for heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $92k).
• Cap rate 8.6% vs local median 4.3% in Somerset — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,031 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: amenities F, commute F, employment D-.
• Somerset Area SD (town): math 40% / reading 61% proficiency, ranked #185 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 98 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 $636 of loan paydown is wiped out by about $3k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $92k implies a 207% gain — meaningful room to come down on a strong offer.

Recommended offer $92,000

Questions for the listing agent

1. Built in 1970 — 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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 W Catherine St	0.43mi	2/1.0	864 (+9%)	3mo	$145,000	$168	62

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-3,662
• Equity at exit: $13,717

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $11,211
• Equity at exit: $7,954

Cash invested: $25,760 (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 15501

• Home prices YoY: -21.2%
• Active inventory: 98
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $177

Break-even live

Break-even rent $715

Max offer price $92,000

Occupancy floor 76%

Sensitivity live

Price	-10% $229	-5% $203	+0% $177	+5% $151	+10% $125
Rent	-10% $103	-5% $140	+0% $177	+5% $214	+10% $251
Rate	-1.0pp $223	-0.5pp $200	base $177	+0.5pp $153	+1.0pp $129

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   pricedays on market $92,000 Active 12 DOM
2. 2026-06-18
   days on market $102,000 Active 10 DOM
3. 2026-06-17
   days on market $102,000 Active 9 DOM
4. 2026-06-16
   days on market $102,000 Active 8 DOM
5. 2026-06-15
   days on market $102,000 Active 7 DOM
6. 2026-06-13
   days on market $102,000 Active 5 DOM
7. 2026-06-12
   days on market $102,000 Active 4 DOM
8. 2026-06-09
   remarks 693-char remark
9. 2026-06-09
   listed $102,000 Active 1 DOM

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$462/yr (+$38/mo · 87.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,271
• − Mortgage interest: −$5,153
• − Property taxes: −$530
• − Insurance: −$460
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,676
• Taxable income: $648
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $1,969/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: Somerset Area SD
• NCES district ID: 4221840
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $43,226
• Composite: 42.47/100
• National rank: #3216
• State rank: #185 of 539 in PA

Livability — Somerset

• Score: 66/100
• State rank: #1031
• US rank: #11472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,447

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 (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Italian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 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: ▼ -43.42%
• Current HPI: 160.9752
• 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

+240.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $102,000 CSMLS
• 2004-01-15 Sold (Public Records) $30,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $530 · +3.7% YoY. Source: county tax records.