580 Sipesville Rd · Lincoln, PA 15561

$135,000

4 bd · 2.0 ba · 1,945 sqft · SingleFamily · 63 Days on market

Built 1928 Good condition 10,018 sqft lot $69/sqft · 24% below area Est $178k · 24% under ↓ 6% since listing

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Character and craftsmanship don't come easy, but they're all over this 4-bedroom, 2-bath Somerset County charmer at 580 Sipesville Road. You'll appreciate the extraordinary woodwork throughout: rich millwork, detailed trim, and a level of quality rarely found in today's new construction. The fully remodeled eat-in kitchen is massive with plenty of room for cooking, gathering, and staying a while. One full bath ups the charm with a stunning clawfoot tub. Four bedrooms and two full baths give you the flexibility to live, host, and grow. Rest easy knowing the big stuff is done: new metal roof and many replacement windows throughout. Minutes to Route 219 and Somerset's shopping corridor for everyday convenience. Head toward Route 30 and you're in Jennerstown, home to Green Gables, The Fat Squirrel, and Jennerstown Speedway. Homes like this don't wait- schedule your showing today!

Key facts

• New metal roof
• Detailed trim
• Replacement windows

Tags

• EXTRAORDINARY WOODWORK
• DETAILED TRIM
• FULLY REMODELED EAT-IN KITCHEN
• STUNNING CLAWFOOT TUB
• NEW METAL ROOF
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#984 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• 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: 1 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 ($933 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $177,894
• List price: $135,000
• Delta: -24.11%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
671 Sipesville Rd	0.23mi	4/1.5	2,016 (+4%)	11mo	$65,000	$32	72
163 Link Rd	0.63mi	5/1.0 (+1)	2,023 (+4%)	16mo	$295,000	$146	41

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: 1.69×
• Total profit: $26,000
• Equity at exit: $60,702

10-year hold

• IRR: 14.1%
• Equity multiple: 3.09×
• Total profit: $78,989
• Equity at exit: $93,549

Cash invested: $37,800 (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 15561

• Active inventory: 1
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $153

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $246	-5% $199	+0% $153	+5% $106	+10% $59
Rent	-10% $44	-5% $98	+0% $153	+5% $207	+10% $261
Rate	-1.0pp $221	-0.5pp $187	base $153	+0.5pp $118	+1.0pp $82

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 63 DOM
2. 2026-06-17
   days on market $135,000 Active 62 DOM
3. 2026-06-16
   days on market $135,000 Active 61 DOM
4. 2026-06-15
   days on market $135,000 Active 60 DOM
5. 2026-06-13
   days on market $135,000 Active 58 DOM
6. 2026-06-12
   days on market $135,000 Active 57 DOM
7. 2026-06-09
   days on market $135,000 Active 54 DOM
8. 2026-06-08
   days on market $135,000 Active 53 DOM
9. 2026-06-08
   days on market $135,000 Active 52 DOM
10. 2026-06-07
    days on market $135,000 Active 51 DOM
11. 2026-06-04
    days on market $135,000 Active 48 DOM
12. 2026-06-02
    days on market $135,000 Active 47 DOM
13. 2026-06-01
    days on market $135,000 Active 46 DOM
14. 2026-05-31
    days on market $135,000 Active 45 DOM
15. 2026-05-06
    price $145,000 888-char remark

    Show marketing remark (888 chars)

    Character and craftsmanship don't come easy, but they're all over this 4-bedroom, 2-bath Somerset County charmer at 580 Sipesville Road. You'll appreciate the extraordinary woodwork throughout: rich millwork, detailed trim, and a level of quality rarely found in today's new construction. The fully remodeled eat-in kitchen is massive with plenty of room for cooking, gathering, and staying a while. One full bath ups the charm with a stunning clawfoot tub. Four bedrooms and two full baths give you the flexibility to live, host, and grow. Rest easy knowing the big stuff is done: new metal roof and many replacement windows throughout. Minutes to Route 219 and Somerset's shopping corridor for everyday convenience. Head toward Route 30 and you're in Jennerstown, home to Green Gables, The Fat Squirrel, and Jennerstown Speedway. Homes like this don't wait- schedule your showing today!

16. 2026-05-06
    price $145,000 888-char remark

    Show marketing remark (888 chars)

    Character and craftsmanship don't come easy, but they're all over this 4-bedroom, 2-bath Somerset County charmer at 580 Sipesville Road. You'll appreciate the extraordinary woodwork throughout: rich millwork, detailed trim, and a level of quality rarely found in today's new construction. The fully remodeled eat-in kitchen is massive with plenty of room for cooking, gathering, and staying a while. One full bath ups the charm with a stunning clawfoot tub. Four bedrooms and two full baths give you the flexibility to live, host, and grow. Rest easy knowing the big stuff is done: new metal roof and many replacement windows throughout. Minutes to Route 219 and Somerset's shopping corridor for everyday convenience. Head toward Route 30 and you're in Jennerstown, home to Green Gables, The Fat Squirrel, and Jennerstown Speedway. Homes like this don't wait- schedule your showing today!

17. 2026-04-16
    listed $155,000 Active 888-char remark

    Show marketing remark (888 chars)

    Character and craftsmanship don't come easy, but they're all over this 4-bedroom, 2-bath Somerset County charmer at 580 Sipesville Road. You'll appreciate the extraordinary woodwork throughout: rich millwork, detailed trim, and a level of quality rarely found in today's new construction. The fully remodeled eat-in kitchen is massive with plenty of room for cooking, gathering, and staying a while. One full bath ups the charm with a stunning clawfoot tub. Four bedrooms and two full baths give you the flexibility to live, host, and grow. Rest easy knowing the big stuff is done: new metal roof and many replacement windows throughout. Minutes to Route 219 and Somerset's shopping corridor for everyday convenience. Head toward Route 30 and you're in Jennerstown, home to Green Gables, The Fat Squirrel, and Jennerstown Speedway. Homes like this don't wait- schedule your showing today!

18. 2026-04-16
    listed $155,000 Active 888-char remark

    Show marketing remark (888 chars)

    Character and craftsmanship don't come easy, but they're all over this 4-bedroom, 2-bath Somerset County charmer at 580 Sipesville Road. You'll appreciate the extraordinary woodwork throughout: rich millwork, detailed trim, and a level of quality rarely found in today's new construction. The fully remodeled eat-in kitchen is massive with plenty of room for cooking, gathering, and staying a while. One full bath ups the charm with a stunning clawfoot tub. Four bedrooms and two full baths give you the flexibility to live, host, and grow. Rest easy knowing the big stuff is done: new metal roof and many replacement windows throughout. Minutes to Route 219 and Somerset's shopping corridor for everyday convenience. Head toward Route 30 and you're in Jennerstown, home to Green Gables, The Fat Squirrel, and Jennerstown Speedway. Homes like this don't wait- schedule your showing today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,489
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,927
• Taxable loss: −$339
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,912/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 charming 4-bedroom, 2-bath home in Somerset County is in good condition with a fresh paint job and new windows, making it move-in ready for both resale and rental.

Value-add opportunities

• Resale paint exterior — fresh paint enhances curb appeal
• Rental replace outdoor light fixtures — modern fixtures improve safety and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — fresh paint enhances curb appeal ↑
• Rental replace outdoor light fixtures — modern fixtures improve safety and aesthetics ↑

ⓘ 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 — Lincoln

• Score: 67/100
• State rank: #984
• US rank: #10802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 179

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 12% Scottish 2% Romanian 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

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: —
• Current HPI: —
• 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

-6.5% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $145,000 CSMLS
• 2026-05-06 Price Changed $145,000 West Penn MLS
• 2026-04-16 Listed $155,000 CSMLS
• 2026-04-16 Listed $155,000 West Penn MLS