1119 Grandview Dr · Berlin, PA 15530

$49,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 345 Days on market

Built 1994 9,496 sqft lot $310/mo HOA · 25% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a rented lot in a well-maintained park is this 3 bedroom, 2 bath doublewide. Kitchen and laundry appliances included. Master bedroom features a walk-in closet and master bathroom.

Key facts

• Ample storage space
• Walk-in closet
• Large living room

Tags

• LARGE LIVING ROOM
• SIZEABLE KITCHEN
• BREAKFAST BAR
• AMPLE STORAGE SPACE
• WALK-IN CLOSET
• JACUZZI-STYLE TUB

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $310 (includes snow removal)

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-story manufactured home; Residential property
• Construction: Vinyl siding; Shingle roof; Built by Pine Grove (Model G 370)
• Exterior features: Rectangular lot; Lot dimensions approximately 95 x 100

Interior

• Bedrooms: Master bedroom on the main floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Master bedroom on the main floor; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#607 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.
• Berlin Brothersvalley SD (rural): math 42% / reading 57% proficiency, ranked #200 of 539 in PA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Berlin Brothersvalley El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 287 students, 42% FRL); Berlin Brothersvalley Ms (math 33% / reading 60%, grade D+, #172 of 512 statewide, top 35%, 225 students, 39% FRL); Berlin Brothersvalley Shs (math 84%, 209 students, 29% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 26 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 2.46% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.37%
• DSCR: 2.13
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Mountain View Dr	0.08mi	3/2.0	1,451 (+1%)	12mo	$145,000	$100	85
1116 Broderick St	0.06mi	3/2.0	1,232 (-14%)	2mo	$112,500	$91	71

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $10,951
• Equity at exit: $7,440

10-year hold

• IRR: 27.7%
• Equity multiple: 3.48×
• Total profit: $34,661
• Equity at exit: $4,314

Cash invested: $13,972 (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 15530

• Home prices YoY: -24.7%
• Active inventory: 26
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$21
• HOA: −$310
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $295

Break-even live

Break-even rent $852

Max offer price $49,900

Occupancy floor 71%

Sensitivity live

Price	-10% $324	-5% $310	+0% $295	+5% $281	+10% $267
Rent	-10% $199	-5% $247	+0% $295	+5% $344	+10% $392
Rate	-1.0pp $321	-0.5pp $308	base $295	+0.5pp $283	+1.0pp $269

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 24 events

1. 2026-06-21
   days on market $49,900 Active 345 DOM
2. 2026-06-21
   days on market $49,900 Active 344 DOM
3. 2026-06-18
   days on market $49,900 Active 342 DOM
4. 2026-06-17
   days on market $49,900 Active 341 DOM
5. 2026-06-16
   days on market $49,900 Active 340 DOM
6. 2026-06-15
   days on market $49,900 Active 339 DOM
7. 2026-06-13
   days on market $49,900 Active 337 DOM
8. 2026-06-12
   days on market $49,900 Active 336 DOM
9. 2026-06-09
   days on market $49,900 Active 333 DOM
10. 2026-06-08
    days on market $49,900 Active 332 DOM
11. 2026-06-08
    days on market $49,900 Active 331 DOM
12. 2026-06-05
    days on market $49,900 Active 329 DOM
13. 2026-05-31
    days on market $49,900 Active 327 DOM
14. 2026-05-20
    status Active
15. 2026-05-01
    historical Active Under Contract
16. 2025-10-20
    price $49,900
17. 2025-07-08
    listed $59,900 Active
18. 2020-10-20
    soldstatus $40,000 190-char remark

    Show marketing remark (190 chars)

    Located on a rented lot in a well-maintained park is this 3 bedroom, 2 bath doublewide. Kitchen and laundry appliances included. Master bedroom features a walk-in closet and master bathroom.

19. 2020-10-20
    soldstatus $40,000 190-char remark

    Show marketing remark (190 chars)

    Located on a rented lot in a well-maintained park is this 3 bedroom, 2 bath doublewide. Kitchen and laundry appliances included. Master bedroom features a walk-in closet and master bathroom.

20. 2020-06-29
    listed $42,000 190-char remark

    Show marketing remark (190 chars)

    Located on a rented lot in a well-maintained park is this 3 bedroom, 2 bath doublewide. Kitchen and laundry appliances included. Master bedroom features a walk-in closet and master bathroom.

21. 2010-01-29
    soldstatus $32,500
22. 2010-01-29
    soldstatus $32,500
23. 2010-01-12
    listed $39,900
24. 2009-06-22
    listed $39,900

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $967 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,711
• − Mortgage interest: −$2,795
• − Property taxes: −$967
• − Insurance: −$250
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − HOA: −$3,720
• − Depreciation: −$1,452
• Taxable income: $3,174
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $2,784/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: Berlin Brothersvalley SD
• NCES district ID: 4203420
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $43,678
• Composite: 41.71/100
• National rank: #3410
• State rank: #200 of 539 in PA

Livability — Berlin

• Score: 72/100
• State rank: #607
• US rank: #5857

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: Berlin, PA
• Population (ZIP): 5,187

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Iranian 3% Slovak 2% Romanian 2%
• Foreign-born: 0% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 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: ▼ -52.40%
• Current HPI: 159.9314
• 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

+25.1% since first listed

11 events — show timeline

• 2026-05-20 Relisted — CSMLS
• 2026-05-01 Contingent — CSMLS
• 2025-10-20 Price Changed $49,900 CSMLS
• 2025-07-08 Listed $59,900 CSMLS
• 2020-10-20 Sold (MLS) $40,000 CSMLS
• 2020-10-20 Sold (MLS) $40,000 West Penn MLS
• 2020-06-29 Listed $42,000 West Penn MLS
• 2010-01-29 Sold (MLS) $32,500 West Penn MLS
• 2010-01-29 Sold (MLS) $32,500 CSMLS
• 2010-01-12 Listed $39,900 West Penn MLS
• 2009-06-22 Listed $39,900 CSMLS

Property tax history

+2.1%/yr

Latest (2026): $967 · +7.8% YoY. Source: county tax records.