862 S Main St · Benson, PA 15935

$79,900

4 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 22 Days on market

Built 1920 6,098 sqft lot

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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 +6.8/10.0
• Schools +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the Conemaugh Twp. School District, this charming 4-bedroom, 2-bath, 2-story home has been well maintained and offers a 2-car carport, two covered porches, and a lovely backyard. Step through the front door into a bright living room with plenty of natural light and a beamed ceiling that flows into the dining room with hardwood floors. The kitchen boasts ample cupboard space and opens to a cozy back porch. On the first floor, you'll find the laundry area, master bedroom and bath, plus an additional bedroom or office accessible through the master. Upstairs features two more bedrooms, an updated bathroom, and access to a walk-up attic. A partial basement houses the oil tank and sump pump.

Key facts

• 2 car carport
• Ample cupboard space
• Lovely backyard

Tags

• 2 CAR CARPORT
• TWO COVERED PORCHES
• LOVELY BACKYARD
• BEAMED CEILING
• HARDWOOD FLOORS
• AMPLE CUPBOARD SPACE

Property features AI

Exterior

• Parking: Covered parking; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: 61 x 100 lot dimensions

Interior

• Kitchen: Some electric appliances; Refrigerator; Stove
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating; Oil heating
• Interior features: Interior entry basement; Partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,406 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D, schools F.
• Conemaugh Township Area SD (rural): math 59% / reading 75% proficiency, ranked #45 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 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 $3k of equity ($552 loan paydown + $3k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $80k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.67% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.92%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $256,928
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Hickory St	0.72mi	3/2.0 (-1)	1,861 (+7%)	8mo	$260,000	$140	38
105 Pine St	0.69mi	3/2.0 (-1)	1,550 (-11%)	19mo	$230,000	$148	25

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

Projected returns pro-forma

3.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.91×
• Total profit: $42,664
• Equity at exit: $39,011

10-year hold

• IRR: 32.3%
• Equity multiple: 5.75×
• Total profit: $106,274
• Equity at exit: $62,637

Cash invested: $22,372 (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 15935

• Home prices YoY: 2.5%
• Active inventory: 10
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $473

Break-even live

Break-even rent $737

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $79,900 Active 22 DOM
2. 2026-06-18
   days on market $79,900 Active 21 DOM
3. 2026-06-17
   days on market $79,900 Active 20 DOM
4. 2026-06-16
   days on market $79,900 Active 19 DOM
5. 2026-06-16
   price $79,900 Active 18 DOM
6. 2026-06-15
   days on market $85,000 Active 18 DOM
7. 2026-06-14
   days on market $85,000 Active 16 DOM
8. 2026-06-12
   days on market $85,000 Active 15 DOM
9. 2026-06-09
   days on market $85,000 Active 12 DOM
10. 2026-06-08
    days on market $85,000 Active 11 DOM
11. 2026-06-07
    days on market $85,000 Active 10 DOM
12. 2026-06-05
    days on market $85,000 Active 7 DOM
13. 2026-06-03
    days on market $85,000 Active 6 DOM
14. 2026-06-02
    days on market $85,000 Active 5 DOM
15. 2026-06-01
    days on market $85,000 Active 4 DOM
16. 2026-05-31
    days on market $85,000 Active 3 DOM
17. 2026-05-30
    days on market $85,000 Active 2 DOM
18. 2026-05-28
    listed $85,000 Active 705-char remark

    Show marketing remark (705 chars)

    Located in the Conemaugh Twp. School District, this charming 4-bedroom, 2-bath, 2-story home has been well maintained and offers a 2-car carport, two covered porches, and a lovely backyard. Step through the front door into a bright living room with plenty of natural light and a beamed ceiling that flows into the dining room with hardwood floors. The kitchen boasts ample cupboard space and opens to a cozy back porch. On the first floor, you'll find the laundry area, master bedroom and bath, plus an additional bedroom or office accessible through the master. Upstairs features two more bedrooms, an updated bathroom, and access to a walk-up attic. A partial basement houses the oil tank and sump pump.

19. 2026-05-27
    listed $85,000 Active
20. 2004-09-07
    soldstatus $36,500 127-char remark

    Show marketing remark (127 chars)

    Tons of updates with this comfortable home include newer kitchen, carpet, updated baths. Could easily be used as a duplex home.

21. 2004-09-07
    soldstatus $36,500

    Show marketing remark (127 chars)

    Tons of updates with this comfortable home include newer kitchen, carpet, updated baths. Could easily be used as a duplex home.

22. 2004-06-21
    listed $34,900 127-char remark

    Show marketing remark (127 chars)

    Tons of updates with this comfortable home include newer kitchen, carpet, updated baths. Could easily be used as a duplex home.

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $1,013 · $84/mo
• Expected delta: +$250/yr (+$21/mo · 32.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥90°F today · 18 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: $16,025
• − Mortgage interest: −$4,476
• − Property taxes: −$763
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,324
• Taxable income: $4,701
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,543/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: Conemaugh Township Area SD
• NCES district ID: 4206420
• Math proficiency: 59% ▼ -10.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $47,140
• Composite: 56.55/100
• National rank: #1150
• State rank: #45 of 539 in PA

Livability — Benson

• Score: 61/100
• State rank: #1406
• US rank: #17763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,567

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 12% Scotch-Irish 4% Slovene 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · German/W. Germanic 5%

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: ▲ 3.68%
• Current HPI: 149.6211
• 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

+143.6% since first listed

5 events — show timeline

• 2026-05-28 Listed $85,000 CSMLS
• 2026-05-27 Listed $85,000 West Penn MLS
• 2004-09-07 Sold (Public Records) $36,500 Public Records
• 2004-09-07 Sold (MLS) $36,500 CSMLS
• 2004-06-21 Listed $34,900 CSMLS

Property tax history

+1.0%/yr

Latest (2026): $763 · +3.2% YoY. Source: county tax records.