128 Penn Ave · Benson, PA 15935

$120,000

3 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 7 Days on market

Built 1890 6,970 sqft lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.8/10.0
• Schools +5.7/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move right into this totally renovated 2 Bedroom, 1.5 Bath home. New wiring, plumbing, drywall, lighting, & insulation. 1st Floor has a Living Room, Dining Room, new Kitchen, new 1st floor Powder Room, Mudroom & 1st Floor Laundry. 2nd Floor has 2 large Bedrooms w/ double closets, & a totally remodeled Bath with tiled shower, large vanity, & linen closet. Walk-up attic. Laminate flooring in LR, DR, & Bedrooms. Ceramic tile floors in Kitchen, Mudroom, & Baths. New exterior doors. Basement has been waterproofed. Deck. You won't have to do a thing!

Key facts

• Large vanity
• Powder room
• Updated kitchen

Tags

• UPDATED KITCHEN
• FIRST-FLOOR LAUNDRY
• MUDROOM
• POWDER ROOM
• TILED SHOWER
• LARGE VANITY

Property features AI

Exterior

• Parking: Off-street parking; Gravel parking area
• Utilities: Public water; Public sewer; Sewer available; Cable available
• Home design: Single family residence; Two stories; Residential zoning; Vinyl siding
• Construction: Shingle roof
• Exterior features: Deck; Porch; Rectangular lot; City street frontage; Public maintained road

Interior

• Kitchen: Range; Oven
• Flooring: Ceramic tile; Laminate; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating (oil); Ceiling fan(s) for cooling
• Interior features: Window coverings; Double-pane windows; Full unfinished basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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 $5k of equity ($830 loan paydown + $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1890 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.94×
• Total profit: $31,730
• Equity at exit: $58,590

10-year hold

• IRR: 17.1%
• Equity multiple: 3.67×
• Total profit: $89,566
• Equity at exit: $94,074

Cash invested: $33,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $203

Break-even live

Break-even rent $964

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $120,000 Active 7 DOM
2. 2026-06-18
   days on market $120,000 Active 6 DOM
3. 2026-06-17
   days on market $120,000 Active 5 DOM
4. 2026-06-16
   days on market $120,000 Active 4 DOM
5. 2026-06-15
   days on market $120,000 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $120,000 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: $988 · $82/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: +$454/yr (+$38/mo · 45.9%)

ⓘ 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 ≥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: $14,656
• − Mortgage interest: −$6,722
• − Property taxes: −$988
• − Insurance: −$600
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,491
• Taxable income: $510
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,316/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

+503.0% since first listed

7 events — show timeline

• 2026-06-11 Listed $120,000 CSMLS
• 2018-11-21 Sold (Public Records) $50,000 Public Records
• 2018-11-19 Sold (MLS) $50,000 CSMLS
• 2013-12-30 Sold (MLS) $15,000 CSMLS
• 2013-11-27 Listed $18,900 CSMLS
• 2003-10-24 Sold (MLS) $17,000 CSMLS
• 2003-09-10 Listed $19,900 CSMLS

Property tax history

+1.0%/yr

Latest (2026): $988 · +3.2% YoY. Source: county tax records.