1011 Broadway St · Milford, PA 15557

$12,500

2 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 42 Days on market

Built 1912 7,492 sqft lot $8/sqft · 91% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling investors, renovators, and visionaries! This large home on a generous lot offers privacy, low taxes, and endless potential. Property needs substantial rehabilitation and is ready for someone to bring it back to life. Great opportunity to create value in a peaceful setting. The large lot may offer additional possibilities for buyers to explore. Buyer to perform due diligence.

Key facts

• Generous lot
• Large home
• Low taxes

Tags

• LARGE HOME
• GENEROUS LOT
• LOW TAXES
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $12k (3.0% below list) — sets the bar for market timing.
• Cap rate 78.4% vs local median 2.8% in Milford — 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 79/100 on livability (#255 in PA, #2,230 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: cost of living D+, commute F.
• Rockwood Area SD (rural): math 33% / reading 65% proficiency, ranked #204 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 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 $496 of equity ($86 loan paydown + $410 appreciation (3.3% 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 (3.3% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $2k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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. 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: 8.64% ✓
• Cap rate: 78.36%
• Cash-on-cash: 257.37%
• DSCR: 12.45
• GRM: 1.0

CMA / ARV

• ARV (median comp): $134,000
• List price: $12,500
• Delta: -90.67%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Broadway St	0.00mi	3/1.0 (+1)	1,568 (0%)	1mo	$7,500	$5	94
750 Main St	0.26mi	3/1.5 (+1)	1,560 (-0%)	13mo	$195,000	$125	69
517 Main St	0.52mi	3/1.0 (+1)	1,529 (-2%)	22mo	$20,000	$13	48
414 Main St	0.63mi	3/1.0 (+1)	1,768 (+13%)	8mo	$22,501	$13	37
357 Main St	0.72mi	3/1.5 (+1)	1,350 (-14%)	21mo	$118,500	$88	19

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

Projected returns pro-forma

3.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.15×
• Total profit: $49,528
• Equity at exit: $5,817

10-year hold

• IRR: —
• Equity multiple: 32.18×
• Total profit: $109,121
• Equity at exit: $9,121

Cash invested: $3,500 (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 15557

• Home prices YoY: 2.2%
• Active inventory: 21
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$66
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $751

Break-even live

Break-even rent $130

Max offer price $12,500

Occupancy floor 26%

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: $3,125
• Closing costs: $375
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-02
   status $12,500 Pending 42 DOM
2. 2026-06-01
   days on market $12,500 Contingent 42 DOM
3. 2026-05-31
   days on market $12,500 Contingent 41 DOM
4. 2026-05-15
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Calling investors, renovators, and visionaries! This large home on a generous lot offers privacy, low taxes, and endless potential. Property needs substantial rehabilitation and is ready for someone to bring it back to life. Great opportunity to create value in a peaceful setting. The large lot may offer additional possibilities for buyers to explore. Buyer to perform due diligence.

5. 2026-05-15
   historical Contingent 385-char remark

   Show marketing remark (385 chars)

   Calling investors, renovators, and visionaries! This large home on a generous lot offers privacy, low taxes, and endless potential. Property needs substantial rehabilitation and is ready for someone to bring it back to life. Great opportunity to create value in a peaceful setting. The large lot may offer additional possibilities for buyers to explore. Buyer to perform due diligence.

6. 2026-05-11
   price $12,500 385-char remark

   Show marketing remark (385 chars)

   Calling investors, renovators, and visionaries! This large home on a generous lot offers privacy, low taxes, and endless potential. Property needs substantial rehabilitation and is ready for someone to bring it back to life. Great opportunity to create value in a peaceful setting. The large lot may offer additional possibilities for buyers to explore. Buyer to perform due diligence.

7. 2026-05-08
   price $12,500 385-char remark

   Show marketing remark (385 chars)

   Calling investors, renovators, and visionaries! This large home on a generous lot offers privacy, low taxes, and endless potential. Property needs substantial rehabilitation and is ready for someone to bring it back to life. Great opportunity to create value in a peaceful setting. The large lot may offer additional possibilities for buyers to explore. Buyer to perform due diligence.

8. 2026-04-22
   listed $15,000 Active 385-char remark

   Show marketing remark (385 chars)

   Calling investors, renovators, and visionaries! This large home on a generous lot offers privacy, low taxes, and endless potential. Property needs substantial rehabilitation and is ready for someone to bring it back to life. Great opportunity to create value in a peaceful setting. The large lot may offer additional possibilities for buyers to explore. Buyer to perform due diligence.

9. 2026-04-20
   listed $15,000 Active 385-char remark

   Show marketing remark (385 chars)

   Calling investors, renovators, and visionaries! This large home on a generous lot offers privacy, low taxes, and endless potential. Property needs substantial rehabilitation and is ready for someone to bring it back to life. Great opportunity to create value in a peaceful setting. The large lot may offer additional possibilities for buyers to explore. Buyer to perform due diligence.

10. 2026-04-09
    historical Expired
11. 2025-04-10
    listed $35,000 Active
12. 2025-04-10
    listed $35,000 Active

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $387 · $32/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 19 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: $12,967
• − Mortgage interest: −$700
• − Property taxes: −$387
• − Insurance: −$62
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$364
• Taxable income: $9,379
• Est. tax owed @ 24.0%: −$2,251
• After-tax cash flow: $6,757/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: Rockwood Area SD
• NCES district ID: 4220520
• Math proficiency: 33% ▼ -26.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $46,868
• Composite: 41.53/100
• National rank: #3450
• State rank: #204 of 539 in PA

Livability — Milford

• Score: 79/100
• State rank: #255
• US rank: #2230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,799
• Population (ZIP): 3,430

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% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% 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: ▲ 3.28%
• Current HPI: 154.2951
• 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

-64.3% since first listed

9 events — show timeline

• 2026-05-15 Pending — CSMLS
• 2026-05-15 Contingent — West Penn MLS
• 2026-05-11 Price Changed $12,500 West Penn MLS
• 2026-05-08 Price Changed $12,500 CSMLS
• 2026-04-22 Listed $15,000 CSMLS
• 2026-04-20 Listed $15,000 West Penn MLS
• 2026-04-09 Delisted — West Penn MLS
• 2025-04-10 Listed $35,000 West Penn MLS
• 2025-04-10 Listed $35,000 CSMLS

Property tax history

-1.1%/yr

Latest (2026): $387 · +2.1% YoY. Source: county tax records.