Skyline 402I Whispering Pines Plan · Somerset, PA 15501

$152,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 83 Days on market

Good condition

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Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 2007 Skyline home offers 1,568 square feet of comfortable living space with an open layout, drywall, and cathedral ceilings throughout, giving the home a bright and airy feel. With both a living room and a family room, there is plenty of space for relaxing, entertaining, or creating a home office or play area. The kitchen is designed for functionality and storage, featuring an island, pantry, refrigerator, dishwasher, and oven—perfect for everyday cooking and gatherings. The primary suite and additional bedrooms all feature walk-in closets, offering generous storage space. Skylights and ceiling fans throughout the home add extra comfort and natural light. Step outside to enjoy the covered front porch, perfect for morning coffee or relaxing evenings. A major highlight of this property is the fully finished 24' x 28' two-car garage, providing ample room for vehicles, storage, or a workshop. Call today to schedule a tour!

Key facts

• Covered front porch
• Walk-in closets
• Open layout

Tags

• OPEN LAYOUT
• WALK-IN CLOSETS
• COVERED FRONT PORCH
• FULLY FINISHED GARAGE

🏗️ New construction. The $152,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $146,062.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $153k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (8.9% below list).
• Recommended offer: $139k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.3% in Somerset — 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 66/100 on livability (#1,031 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: amenities F, commute F, employment D-.
• Somerset Area SD (town): math 40% / reading 61% proficiency, ranked #185 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 98 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($144k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,338 (8.9% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $146,062
• List price: $152,900
• Delta: 4.68%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Indigo Ln	0.29mi	3/2.0	1,560 (-0%)	8mo	$157,000	$101	79

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-17,828
• Equity at exit: $21,778

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,946
• Equity at exit: $12,629

Cash invested: $40,897 (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 15501

• Home prices YoY: -21.2%
• Active inventory: 98
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$766
• Tax est. 1.5%: −$183 /mo · $2,191/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $91

Break-even live

Break-even rent $1,278

Max offer price $146,062

Occupancy floor 88%

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: $36,516
• Closing costs: $4,382
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $152,900 Active 83 DOM
2. 2026-06-17
   days on market $152,900 Active 82 DOM
3. 2026-06-16
   days on market $152,900 Active 81 DOM
4. 2026-06-15
   days on market $152,900 Active 80 DOM
5. 2026-06-13
   days on market $152,900 Active 78 DOM
6. 2026-06-12
   days on market $152,900 Active 77 DOM
7. 2026-06-09
   days on market $152,900 Active 74 DOM
8. 2026-06-08
   days on market $152,900 Active 73 DOM
9. 2026-06-08
   days on market $152,900 Active 72 DOM
10. 2026-06-07
    days on market $152,900 Active 71 DOM
11. 2026-06-04
    days on market $152,900 Active 68 DOM
12. 2026-06-02
    days on market $152,900 Active 67 DOM
13. 2026-06-01
    days on market $152,900 Active 66 DOM
14. 2026-05-31
    days on market $152,900 Active 65 DOM
15. 2026-03-27
    listed $152,900 Active 952-char remark

    Show marketing remark (952 chars)

    This spacious 2007 Skyline home offers 1,568 square feet of comfortable living space with an open layout, drywall, and cathedral ceilings throughout, giving the home a bright and airy feel. With both a living room and a family room, there is plenty of space for relaxing, entertaining, or creating a home office or play area. The kitchen is designed for functionality and storage, featuring an island, pantry, refrigerator, dishwasher, and oven—perfect for everyday cooking and gatherings. The primary suite and additional bedrooms all feature walk-in closets, offering generous storage space. Skylights and ceiling fans throughout the home add extra comfort and natural light. Step outside to enjoy the covered front porch, perfect for morning coffee or relaxing evenings. A major highlight of this property is the fully finished 24' x 28' two-car garage, providing ample room for vehicles, storage, or a workshop. Call today to schedule a tour!

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

Taxation est. · year 1

• Rental income: $16,721
• − Mortgage interest: −$8,182
• − Property taxes: −$2,191
• − Insurance: −$730
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$4,249
• Taxable loss: −$1,307
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $1,410/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2007 Skyline home is in good condition with a good roof and exterior. It has a good layout and potential for updates to the kitchen and bathrooms to increase its resale and rental value.

Repairs flagged

• Minor Kitchen flooring — The flooring looks dated and may need updating.
• Minor Bathroom flooring — The flooring looks dated and may need updating.

Value-add opportunities

• Resale Updating the kitchen flooring — Updating the kitchen flooring will improve the home's appearance and appeal to potential buyers.
• Resale Updating the bathroom flooring — Updating the bathroom flooring will improve the home's appearance and appeal to potential buyers.
• Both Painting the exterior — Painting the exterior will improve the home's curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · The flooring looks dated and may need updating.	Minor	$500–3,000
Bathroom flooring · The flooring looks dated and may need updating.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Updating the kitchen flooring — Updating the kitchen flooring will improve the home's appearance and appeal to potential buyers. ↑
• Resale Updating the bathroom flooring — Updating the bathroom flooring will improve the home's appearance and appeal to potential buyers. ↑
• Both Painting the exterior — Painting the exterior will improve the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Somerset Area SD
• NCES district ID: 4221840
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $43,226
• Composite: 42.47/100
• National rank: #3216
• State rank: #185 of 539 in PA

Livability — Somerset

• Score: 66/100
• State rank: #1031
• US rank: #11472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,447

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 (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Italian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 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: ▼ -43.42%
• Current HPI: 160.9752
• 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

• 2026-03-27 Listed $152,900 Zillow