201 Lincoln Ave · Meyersdale, PA 15552

$124,999

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 12 Days on market

Built 1900 3,484 sqft lot Est $163k · 23% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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 warm and welcoming home built around 1900 is move in ready. The millwork on the front door and interior woodwork is especially eye catching! The improvements like insulated walls, windows, and a new gas furnace in 2016 all help with those heating costs! Located in the heart of Meyersdale near the PA Maple Festival Park and the GAP Hiking and Biking Trail, the home is also within walking distance to great local restaurants! There are 3 Bedrooms, one boasting new paint and newly installed carpet plus a full bath on the second level. A large living room, dining room and old fashioned kitchen plus a powder room on the first level is ideal! The front porch and other vintage details add to it's charming character. arrange a private showing!

Key facts

• Newer furnace
• Large corner lot
• Newer roof

Tags

• LARGE CORNER LOT
• NEWER ROOF
• NEWER FURNACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story residence; Resale property
• Construction: Asphalt roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $122k (2.7% below list).
• Recommended offer: $122k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#880 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Meyersdale Area SD (rural): math 38% / reading 64% proficiency, ranked #177 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 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 $6k of equity ($864 loan paydown + $5k appreciation (4.1% 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 (4.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.
• Current owner paid $88k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,599 (2.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $162,624
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Lincoln Ave Ext	0.29mi	4/2.0 (+1)	1,368 (+2%)	7mo	$165,000	$121	69
310 Bottom Ave	0.57mi	3/2.0	1,404 (+4%)	2mo	$155,000	$110	61
314 Olinger St	0.39mi	3/1.5	1,496 (+11%)	12mo	$130,000	$87	51
118 Olinger St	0.47mi	3/2.0	1,536 (+14%)	3mo	$170,500	$111	48
525 Thomas St	0.69mi	3/2.0	1,260 (-6%)	14mo	$215,000	$171	41
521 Thomas St	0.68mi	3/2.0	1,482 (+10%)	8mo	$225,000	$152	40

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

Projected returns pro-forma

4.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.97×
• Total profit: $34,115
• Equity at exit: $64,216

10-year hold

• IRR: 16.9%
• Equity multiple: 3.75×
• Total profit: $96,352
• Equity at exit: $105,707

Cash invested: $35,000 (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 15552

• Home prices YoY: 2.8%
• Active inventory: 26
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $181

Break-even live

Break-even rent $986

Max offer price $124,999

Occupancy floor 80%

Sensitivity live

Price	-10% $252	-5% $217	+0% $181	+5% $146	+10% $111
Rent	-10% $85	-5% $133	+0% $181	+5% $230	+10% $278
Rate	-1.0pp $244	-0.5pp $213	base $181	+0.5pp $149	+1.0pp $116

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $124,999 Active 12 DOM
2. 2026-06-18
   days on market $124,999 Active 10 DOM
3. 2026-06-17
   days on market $124,999 Active 9 DOM
4. 2026-06-16
   days on market $124,999 Active 8 DOM
5. 2026-06-15
   days on market $124,999 Active 7 DOM
6. 2026-06-13
   days on market $124,999 Active 5 DOM
7. 2026-06-12
   remarks 239-char remark
8. 2026-06-12
   days on market $124,999 Active 4 DOM
9. 2026-06-09
   remarks 234-char remark
10. 2026-06-09
    listed $124,999 Active 1 DOM

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$558/yr (+$47/mo · 65.0%)

ⓘ 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 ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,592
• − Mortgage interest: −$7,002
• − Property taxes: −$859
• − Insurance: −$625
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,636
• Taxable income: $135
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,145/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: Meyersdale Area SD
• NCES district ID: 4215150
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $42,823
• Composite: 42.83/100
• National rank: #3137
• State rank: #177 of 539 in PA

Livability — Meyersdale

• Score: 68/100
• State rank: #880
• US rank: #9398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meyersdale, PA
• Population (ZIP): 5,551

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 2% Polish 2% Lithuanian 2%
• Languages at home: 88% English-only · German/W. Germanic 12% Spanish 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: ▲ 4.11%
• Current HPI: 153.4081
• 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

+42.9% since first listed

9 events — show timeline

• 2026-06-03 Listed $124,999 West Penn MLS
• 2023-04-25 Sold (Public Records) $87,500 Public Records
• 2023-04-25 Sold (MLS) $87,500 West Penn MLS
• 2023-04-24 Sold (MLS) $87,500 CSMLS
• 2023-03-29 Pending — CSMLS
• 2023-03-29 Pending — West Penn MLS
• 2023-03-17 Contingent — West Penn MLS
• 2023-03-02 Listed $87,500 CSMLS
• 2023-03-02 Listed $87,500 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $859 · +0.0% YoY. Source: county tax records.