147 Pine St · Pleasantville, PA 15521

$90,000

3 bd · 2.0 ba · 1,350 sqft · Other public records · 36 Days on market

Built 2000 0.67 ac lot ↓ 14% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a beautiful, well maintained Doublewide in a quiet side street setting with over a half acre of property. It has a large, spacious kitchen and dining area with a food preparation island; a large living room and a well designed master bathroom suite. With three bedrooms, two full bathrooms and a laundry area this ready to 'move in' property would be perfect for a family or someone wanting to downsize. There is a one car detached garage and garden shed on the property. It includes a blacktop driveway and parking area and a large rear-facing deck. The home is situated on a concrete foundation that was built with a concrete slab making maintenance access very convenient.

Key facts

• Blacktop driveway
• Garden shed
• Detached garage

Tags

• DETACHED GARAGE
• GARDEN SHED
• BLACKTOP DRIVEWAY
• CONCRETE SLAB FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#973 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Chestnut Ridge SD (rural): math 41% / reading 60% proficiency, ranked #183 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 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 $4k of equity ($622 loan paydown + $3k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 6.0

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: 26.5%
• Equity multiple: 2.56×
• Total profit: $39,245
• Equity at exit: $43,972

10-year hold

• IRR: 26.6%
• Equity multiple: 4.99×
• Total profit: $100,587
• Equity at exit: $70,626

Cash invested: $25,200 (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 15521

• Home prices YoY: 2.7%
• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $394

Break-even live

Break-even rent $758

Max offer price $90,000

Occupancy floor 64%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2025-11-15
   status Pending
2. 2025-10-10
   listed $90,000 Active
3. 2014-12-23
   soldstatus $97,000 683-char remark

   Show marketing remark (683 chars)

   This is a beautiful, well maintained Doublewide in a quiet side street setting with over a half acre of property. It has a large, spacious kitchen and dining area with a food preparation island; a large living room and a well designed master bathroom suite. With three bedrooms, two full bathrooms and a laundry area this ready to 'move in' property would be perfect for a family or someone wanting to downsize. There is a one car detached garage and garden shed on the property. It includes a blacktop driveway and parking area and a large rear-facing deck. The home is situated on a concrete foundation that was built with a concrete slab making maintenance access very convenient.

4. 2014-06-10
   listed $105,000 683-char remark

   Show marketing remark (683 chars)

   This is a beautiful, well maintained Doublewide in a quiet side street setting with over a half acre of property. It has a large, spacious kitchen and dining area with a food preparation island; a large living room and a well designed master bathroom suite. With three bedrooms, two full bathrooms and a laundry area this ready to 'move in' property would be perfect for a family or someone wanting to downsize. There is a one car detached garage and garden shed on the property. It includes a blacktop driveway and parking area and a large rear-facing deck. The home is situated on a concrete foundation that was built with a concrete slab making maintenance access very convenient.

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$173/yr (+$14/mo · 16.0%)

ⓘ 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 7 d/yr ≥95°F today · 18 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: $15,089
• − Mortgage interest: −$5,041
• − Property taxes: −$1,077
• − Insurance: −$450
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,618
• Taxable income: $3,489
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,893/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: Chestnut Ridge SD
• NCES district ID: 4205880
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -6.00%
• Median HH income: $44,762
• Composite: 42.63/100
• National rank: #3185
• State rank: #183 of 539 in PA

Livability — Pleasantville

• Score: 67/100
• State rank: #973
• US rank: #10636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasantville, PA
• Population (ZIP): 1,961

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 3.68%
• Current HPI: 140.2752
• 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

-14.3% since first listed

4 events — show timeline

• 2025-11-15 Pending — AHARMLS
• 2025-10-10 Listed $90,000 AHARMLS
• 2014-12-23 Sold (MLS) $97,000 AHARMLS
• 2014-06-10 Listed $105,000 AHARMLS

Property tax history

+1.3%/yr

Latest (2026): $1,077 · +9.3% YoY. Source: county tax records.