600 Manor St · Marion Center, PA 15759

$17,000

4 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 210 Days on market

Built 1915 8,999 sqft lot $13/sqft · 86% 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 +6.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors! This 4-bedroom home located in the heart of Marion Center is ready for its new owner to give it a whole new look. Situated on a corner lot in town, local amenities are within walking distance and Marion Center Area High School is just half a mile away. Bring your contractor, architect, or renovation expert and plan out how you'd like to work up this house and turn it into a home.

Key facts

• Walking distance
• Local amenities
• Corner lot

Tags

• CORNER LOT
• LOCAL AMENITIES
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,291 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marion Center Area SD (rural): math 39% / reading 61% proficiency, ranked #184 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 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 $695 of equity ($118 loan paydown + $577 appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 7.38% ✓
• Cap rate: 67.96%
• Cash-on-cash: 220.23%
• DSCR: 10.80
• GRM: 1.1

CMA / ARV

• ARV (median comp): $124,388
• List price: $17,000
• Delta: -86.33%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Manor St	0.05mi	3/2.0 (-1)	1,146 (-13%)	17mo	$134,000	$117	53

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

Projected returns pro-forma

3.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.46×
• Total profit: $54,556
• Equity at exit: $8,021

10-year hold

• IRR: —
• Equity multiple: 26.39×
• Total profit: $120,841
• Equity at exit: $12,663

Cash invested: $4,760 (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 15759

• Home prices YoY: 2.8%
• Active inventory: 4
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $818

Break-even live

Break-even rent $219

Max offer price $17,000

Occupancy floor 30%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   status $17,000 Pending 210 DOM
2. 2026-06-02
   days on market $17,000 Active 210 DOM
3. 2026-06-01
   days on market $17,000 Active 209 DOM
4. 2026-05-31
   days on market $17,000 Active 208 DOM
5. 2026-05-30
   days on market $17,000 Active 207 DOM
6. 2026-02-02
   price $17,000 405-char remark

   Show marketing remark (405 chars)

   Calling all investors! This 4-bedroom home located in the heart of Marion Center is ready for its new owner to give it a whole new look. Situated on a corner lot in town, local amenities are within walking distance and Marion Center Area High School is just half a mile away. Bring your contractor, architect, or renovation expert and plan out how you'd like to work up this house and turn it into a home.

7. 2025-11-04
   listed $20,000 Active 405-char remark

   Show marketing remark (405 chars)

   Calling all investors! This 4-bedroom home located in the heart of Marion Center is ready for its new owner to give it a whole new look. Situated on a corner lot in town, local amenities are within walking distance and Marion Center Area High School is just half a mile away. Bring your contractor, architect, or renovation expert and plan out how you'd like to work up this house and turn it into a home.

8. 2023-09-15
   soldstatus $230,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $15,054
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$752
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$495
• Taxable income: $10,192
• Est. tax owed @ 24.0%: −$2,446
• After-tax cash flow: $7,370/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: Marion Center Area SD
• NCES district ID: 4214730
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $48,766
• Composite: 42.58/100
• National rank: #3194
• State rank: #184 of 539 in PA

Livability — Marion Center

• Score: 63/100
• State rank: #1291
• US rank: #15852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion Center, PA
• Population (ZIP): 2,778

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 4% Hispanic / Latino 2%
• Common ancestry: Polish 4% Romanian 4% Serbian 3%
• Foreign-born: 1%
• Languages at home: 85% English-only · German/W. Germanic 12% Spanish 1% Other Indo-European 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: ▲ 3.39%
• Current HPI: 125.2748
• 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

-92.6% since first listed

3 events — show timeline

• 2026-02-02 Price Changed $17,000 West Penn MLS
• 2025-11-04 Listed $20,000 West Penn MLS
• 2023-09-15 Sold (Public Records) $230,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,045 · +3.3% YoY. Source: county tax records.