415 Schoolhouse Rd · Stoystown, PA 15563

$34,900

4 bd · 1.0 ba · 1,676 sqft · SingleFamily public records · 32 Days on market

Built 1922 1.00 ac 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 +6.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor opportunity at 415 Schoolhouse Rd, Stoystown, PA! Situated on a spacious 1-acre lot, this property has been cleaned out and is ready for renovation—perfect for investors, flippers, or buyers looking to build instant sweat equity. Bring your vision and transform this property into a profitable rental, resale, or personal retreat in the scenic Laurel Highlands region. Conveniently located near outdoor recreation and local attractions including Flight 93 National Memorial, Trostletown Covered Bridge, and Buttermilk Falls Natural Area, offering hiking, history, and year-round tourism appeal nearby. Enjoy the charm of small-town Somerset County while still having close access to R

Key facts

• Local attractions
• Ready for renovation
• 1 acre lot

Tags

• 1 ACRE LOT
• READY FOR RENOVATION
• SCENIC LAUREL HIGHLANDS
• NEAR OUTDOOR RECREATION
• LOCAL ATTRACTIONS

Property features AI

Finance

• Financial info: Assessed value $44,130; Annual taxes approximately $1,338

Exterior

• Home design: 2-story residence; Asphalt roof
• Construction: Built as a resale property
• Exterior features: Lot approximately 1 acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,265 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• North Star SD (rural): math 38% / reading 60% proficiency, ranked #209 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 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 $2k of equity ($241 loan paydown + $1k appreciation (3.9% 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 (3.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1922 — 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. 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: 3.72% ✓
• Cap rate: 30.95%
• Cash-on-cash: 88.04%
• DSCR: 4.92
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.0%
• Equity multiple: 6.28×
• Total profit: $51,605
• Equity at exit: $17,474

10-year hold

• IRR: 92.0%
• Equity multiple: 13.06×
• Total profit: $117,808
• Equity at exit: $28,406

Cash invested: $9,772 (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 15563

• Home prices YoY: 2.5%
• Active inventory: 22
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $717

Break-even live

Break-even rent $391

Max offer price $34,900

Occupancy floor 40%

Sensitivity live

Price	-10% $737	-5% $727	+0% $717	+5% $707	+10% $697
Rent	-10% $614	-5% $666	+0% $717	+5% $768	+10% $820
Rate	-1.0pp $735	-0.5pp $726	base $717	+0.5pp $708	+1.0pp $699

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $34,900 Active 32 DOM
2. 2026-06-19
   days on market $34,900 Active 30 DOM
3. 2026-06-18
   days on market $34,900 Active 29 DOM
4. 2026-06-17
   days on market $34,900 Active 28 DOM
5. 2026-06-16
   days on market $34,900 Active 27 DOM
6. 2026-06-15
   days on market $34,900 Active 26 DOM
7. 2026-06-14
   days on market $34,900 Active 24 DOM
8. 2026-06-12
   days on market $34,900 Active 23 DOM
9. 2026-06-09
   days on market $34,900 Active 20 DOM
10. 2026-06-08
    days on market $34,900 Active 19 DOM
11. 2026-06-07
    days on market $34,900 Active 18 DOM
12. 2026-06-03
    days on market $34,900 Active 14 DOM
13. 2026-06-02
    days on market $34,900 Active 13 DOM
14. 2026-06-01
    days on market $34,900 Active 12 DOM
15. 2026-05-31
    days on market $34,900 Active 11 DOM
16. 2026-05-30
    days on market $34,900 Active 10 DOM
17. 2026-05-20
    listed $34,900 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: $1,338 · $112/mo
• Projected year-2 tax: $1,338 · $112/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 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: $15,586
• − Mortgage interest: −$1,955
• − Property taxes: −$1,338
• − Insurance: −$174
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,015
• Taxable income: $8,609
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $6,538/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: North Star SD
• NCES district ID: 4210115
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $43,457
• Composite: 41.25/100
• National rank: #3528
• State rank: #209 of 539 in PA

Livability — Stoystown

• Score: 63/100
• State rank: #1265
• US rank: #15228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,598

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Iranian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▲ 3.89%
• Current HPI: 161.3785
• 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

1 event — show timeline

• 2026-05-20 Listed $34,900 West Penn MLS

Property tax history

+1.9%/yr

Latest (2026): $1,338 · +3.6% YoY. Source: county tax records.