8722 U.s. 220 · Manns Choice, PA 15522

$79,900

4 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 52 Days on market

Built 1940 0.89 ac lot $48/sqft · 76% below area

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investors, carpenters and handymen--start your engines. This approximately 1,670 sq ft home on 0.88 acres at 8722 US Route 220 is ready for a full remodel and offers a fantastic opportunity for those looking to bring a vision to life. The home has 'good bones, ' with a solid-looking foundation and a layout that lends itself well to renovation. The main level features a spacious family room with wood stove, a formal dining room large enough for gatherings, and a generously sized kitchen ready for your personal touch. Just off the kitchen is a full bathroom and a main-floor bedroom ideal for those seeking one-floor living. At the rear of the home, you'll find a heated ~300 sq ft laundry room with ample space to add something new. Given its proximity to a large pantry and screened-in porch, this area could be reimagined as a summer kitchen or additional living space. Upstairs offers three additional bedrooms. One captive bedroom presents a potential opportunity to create a second full bathroom. The walkout basement is spacious and appears to be dry. Mechanical systems, including the furnace and water heater, are not new but appear to have useful life remaining. Outside, a solid outbuilding with a concrete slab and hardwood-framed floor, formerly used as a woodshop, adds value and flexibility. A table saw is included and can remain with the property. Conveniently located approximately 8 miles from Cumberland, 7.2 miles from downtown Bedford, and within the Bedford Area School District, this property will have strong resale potential once completed. Motivated seller. Bring your ideas and make it your next project. Property is being sold As-Is, owner will make no repairs. Call me today to schedule a showing or to learn more.

Key facts

• Screened-in porch
• Full remodel
• Large pantry

Tags

• FULL REMODEL
• SPACIOUS FAMILY ROOM
• GENEROUSLY SIZED KITCHEN
• HEATED LAUNDRY ROOM
• LARGE PANTRY
• SCREENED-IN PORCH

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 $229 ($3k/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: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,505 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Bedford Area SD (town): math 45% / reading 58% proficiency, ranked #170 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 61 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $594 of equity ($552 loan paydown + $42 appreciation (0.1% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $80k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1940 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.32% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $338,147
• List price: $79,900
• Delta: -76.37%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.56×
• Total profit: $12,485
• Equity at exit: $23,409

10-year hold

• IRR: 16.4%
• Equity multiple: 2.81×
• Total profit: $40,539
• Equity at exit: $28,306

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 15522

• Home prices YoY: 0.0%
• Active inventory: 61
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $229

Break-even live

Break-even rent $762

Max offer price $79,900

Occupancy floor 73%

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 3 events

1. 2026-05-31
   status $79,900 Pending 52 DOM
2. 2026-04-09
   listed $79,900 Active 1749-char remark

   Show marketing remark (1749 chars)

   Investors, carpenters and handymen--start your engines. This approximately 1,670 sq ft home on 0.88 acres at 8722 US Route 220 is ready for a full remodel and offers a fantastic opportunity for those looking to bring a vision to life. The home has 'good bones, ' with a solid-looking foundation and a layout that lends itself well to renovation. The main level features a spacious family room with wood stove, a formal dining room large enough for gatherings, and a generously sized kitchen ready for your personal touch. Just off the kitchen is a full bathroom and a main-floor bedroom ideal for those seeking one-floor living. At the rear of the home, you'll find a heated ~300 sq ft laundry room with ample space to add something new. Given its proximity to a large pantry and screened-in porch, this area could be reimagined as a summer kitchen or additional living space. Upstairs offers three additional bedrooms. One captive bedroom presents a potential opportunity to create a second full bathroom. The walkout basement is spacious and appears to be dry. Mechanical systems, including the furnace and water heater, are not new but appear to have useful life remaining. Outside, a solid outbuilding with a concrete slab and hardwood-framed floor, formerly used as a woodshop, adds value and flexibility. A table saw is included and can remain with the property. Conveniently located approximately 8 miles from Cumberland, 7.2 miles from downtown Bedford, and within the Bedford Area School District, this property will have strong resale potential once completed. Motivated seller. Bring your ideas and make it your next project. Property is being sold As-Is, owner will make no repairs. Call me today to schedule a showing or to learn more.

3. 2004-04-02
   soldstatus $23,000

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$64/yr (+$5/mo · 5.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,626
• − Mortgage interest: −$4,476
• − Property taxes: −$1,133
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,324
• Taxable income: $1,606
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $2,361/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: Bedford Area SD
• NCES district ID: 4203180
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $43,718
• Composite: 43.38/100
• National rank: #3025
• State rank: #170 of 539 in PA

Livability — Manns Choice

• Score: 60/100
• State rank: #1505
• US rank: #19516

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): 10,865

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 259.75
• 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

+247.4% since first listed

2 events — show timeline

• 2026-04-09 Listed $79,900 AHARMLS
• 2004-04-02 Sold (Public Records) $23,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,133 · +8.9% YoY. Source: county tax records.