516 Govier Ln · Elim, PA 15905

$94,900

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 58 Days on market

Built 1947 1.00 ac lot $111/sqft · 5% above area Est $90k · 5% over

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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 +21.4/30.0
• DSCR +6.8/10.0
• Schools +5.7/10.0
• 1% rule +5.2/10.0
• ARV discount +5.2/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LET'S GET MOVING TO CONEMAUGH TOWNSHIP/SOMERSET COUNTY. .. you will enjoy the privacy that this nicely maintained 2 bedroom ranch home on one acre lot provides. The open concept home is perfect for entertaining and includes spacious living room with WW carpet; adjoining dining room with vinyl flooring; and charming kitchen with butcher block counters and vinyl flooring. Updated full bath includes convenient laundry hook-ups. To complete the main level are 2 bedrooms with WW carpet. The basement provides ample storage and integral one-car garage. Newer metal roof and newer windows throughout, Oil forced air heat, new pressure gauge for water heater, and radon system. Property is just a short distance to all local amenities including restaurants, shopping, hospital/medical facilities, and recreation/entertainment venues. Don't miss this must see property - call today for all the details, to receive your tour packet, and to schedule your private tour!

Key facts

• One acre lot
• Open concept
• Charming kitchen

Tags

• ONE ACRE LOT
• OPEN CONCEPT
• SPACIOUS LIVING ROOM
• ADJOINING DINING ROOM
• CHARMING KITCHEN
• BUTCHER BLOCK COUNTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#992 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Conemaugh Township Area SD (rural): math 59% / reading 75% proficiency, ranked #45 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $90,353
• List price: $94,900
• Delta: 5.03%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2771 Somerset Pike	0.64mi	2/1.0	952 (+11%)	12mo	$90,500	$95	42

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-6,371
• Equity at exit: $14,150

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $6,031
• Equity at exit: $8,205

Cash invested: $26,572 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $142

Break-even live

Break-even rent $786

Max offer price $94,900

Occupancy floor 80%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $94,900 Active 58 DOM
2. 2026-06-18
   days on market $94,900 Active 57 DOM
3. 2026-06-17
   days on market $94,900 Active 56 DOM
4. 2026-06-16
   days on market $94,900 Active 55 DOM
5. 2026-06-15
   days on market $94,900 Active 54 DOM
6. 2026-06-14
   days on market $94,900 Active 52 DOM
7. 2026-06-12
   days on market $94,900 Active 51 DOM
8. 2026-06-09
   days on market $94,900 Active 48 DOM
9. 2026-06-08
   days on market $94,900 Active 47 DOM
10. 2026-06-07
    days on market $94,900 Active 46 DOM
11. 2026-06-05
    days on market $94,900 Active 43 DOM
12. 2026-06-03
    days on market $94,900 Active 42 DOM
13. 2026-06-02
    days on market $94,900 Active 41 DOM
14. 2026-06-01
    price $94,900 Active 40 DOM
15. 2026-06-01
    days on market $96,900 Active 40 DOM
16. 2026-05-31
    days on market $96,900 Active 39 DOM
17. 2026-05-30
    days on market $96,900 Active 38 DOM
18. 2026-05-12
    status Active 962-char remark

    Show marketing remark (962 chars)

    LET'S GET MOVING TO CONEMAUGH TOWNSHIP/SOMERSET COUNTY. .. you will enjoy the privacy that this nicely maintained 2 bedroom ranch home on one acre lot provides. The open concept home is perfect for entertaining and includes spacious living room with WW carpet; adjoining dining room with vinyl flooring; and charming kitchen with butcher block counters and vinyl flooring. Updated full bath includes convenient laundry hook-ups. To complete the main level are 2 bedrooms with WW carpet. The basement provides ample storage and integral one-car garage. Newer metal roof and newer windows throughout, Oil forced air heat, new pressure gauge for water heater, and radon system. Property is just a short distance to all local amenities including restaurants, shopping, hospital/medical facilities, and recreation/entertainment venues. Don't miss this must see property - call today for all the details, to receive your tour packet, and to schedule your private tour!

19. 2026-04-02
    status Pending 962-char remark

    Show marketing remark (962 chars)

    LET'S GET MOVING TO CONEMAUGH TOWNSHIP/SOMERSET COUNTY. .. you will enjoy the privacy that this nicely maintained 2 bedroom ranch home on one acre lot provides. The open concept home is perfect for entertaining and includes spacious living room with WW carpet; adjoining dining room with vinyl flooring; and charming kitchen with butcher block counters and vinyl flooring. Updated full bath includes convenient laundry hook-ups. To complete the main level are 2 bedrooms with WW carpet. The basement provides ample storage and integral one-car garage. Newer metal roof and newer windows throughout, Oil forced air heat, new pressure gauge for water heater, and radon system. Property is just a short distance to all local amenities including restaurants, shopping, hospital/medical facilities, and recreation/entertainment venues. Don't miss this must see property - call today for all the details, to receive your tour packet, and to schedule your private tour!

20. 2026-03-25
    price $96,900 962-char remark

    Show marketing remark (962 chars)

    LET'S GET MOVING TO CONEMAUGH TOWNSHIP/SOMERSET COUNTY. .. you will enjoy the privacy that this nicely maintained 2 bedroom ranch home on one acre lot provides. The open concept home is perfect for entertaining and includes spacious living room with WW carpet; adjoining dining room with vinyl flooring; and charming kitchen with butcher block counters and vinyl flooring. Updated full bath includes convenient laundry hook-ups. To complete the main level are 2 bedrooms with WW carpet. The basement provides ample storage and integral one-car garage. Newer metal roof and newer windows throughout, Oil forced air heat, new pressure gauge for water heater, and radon system. Property is just a short distance to all local amenities including restaurants, shopping, hospital/medical facilities, and recreation/entertainment venues. Don't miss this must see property - call today for all the details, to receive your tour packet, and to schedule your private tour!

21. 2026-03-13
    listed $99,900 Active 962-char remark

    Show marketing remark (962 chars)

    LET'S GET MOVING TO CONEMAUGH TOWNSHIP/SOMERSET COUNTY. .. you will enjoy the privacy that this nicely maintained 2 bedroom ranch home on one acre lot provides. The open concept home is perfect for entertaining and includes spacious living room with WW carpet; adjoining dining room with vinyl flooring; and charming kitchen with butcher block counters and vinyl flooring. Updated full bath includes convenient laundry hook-ups. To complete the main level are 2 bedrooms with WW carpet. The basement provides ample storage and integral one-car garage. Newer metal roof and newer windows throughout, Oil forced air heat, new pressure gauge for water heater, and radon system. Property is just a short distance to all local amenities including restaurants, shopping, hospital/medical facilities, and recreation/entertainment venues. Don't miss this must see property - call today for all the details, to receive your tour packet, and to schedule your private tour!

22. 2022-12-09
    soldstatus $78,000
23. 2022-12-06
    soldstatus $78,000 Closed 747-char remark

    Show marketing remark (747 chars)

    UPDATED & MOVE IN READY 2 Bedroom, 1 Full Bathroom ranch home on a private, low maintenance 1 acre lot in Conemaugh Township School District! Enjoy the open concept living area & updated Kitchen. Updated Full Bath with laundry hookups on the main floor. This home has been completely renovated inside and out!! The upgrades include: installed metal roof in 2020/2021, installed dual pane windows throughout, installed new drywall & insulation, painted the entire interior including the basement floor & walls, installed new carpet & vinyl flooring, installed new interior doors, updated Kitchen counters & installed farmhouse metal sink and added exterior french drain system. Call today to schedule your tour!!

24. 2022-10-30
    status Pending 747-char remark

    Show marketing remark (747 chars)

    UPDATED & MOVE IN READY 2 Bedroom, 1 Full Bathroom ranch home on a private, low maintenance 1 acre lot in Conemaugh Township School District! Enjoy the open concept living area & updated Kitchen. Updated Full Bath with laundry hookups on the main floor. This home has been completely renovated inside and out!! The upgrades include: installed metal roof in 2020/2021, installed dual pane windows throughout, installed new drywall & insulation, painted the entire interior including the basement floor & walls, installed new carpet & vinyl flooring, installed new interior doors, updated Kitchen counters & installed farmhouse metal sink and added exterior french drain system. Call today to schedule your tour!!

25. 2022-10-21
    price $89,900 747-char remark

    Show marketing remark (747 chars)

    UPDATED & MOVE IN READY 2 Bedroom, 1 Full Bathroom ranch home on a private, low maintenance 1 acre lot in Conemaugh Township School District! Enjoy the open concept living area & updated Kitchen. Updated Full Bath with laundry hookups on the main floor. This home has been completely renovated inside and out!! The upgrades include: installed metal roof in 2020/2021, installed dual pane windows throughout, installed new drywall & insulation, painted the entire interior including the basement floor & walls, installed new carpet & vinyl flooring, installed new interior doors, updated Kitchen counters & installed farmhouse metal sink and added exterior french drain system. Call today to schedule your tour!!

26. 2022-09-27
    listed $99,900 Active 747-char remark

    Show marketing remark (747 chars)

    UPDATED & MOVE IN READY 2 Bedroom, 1 Full Bathroom ranch home on a private, low maintenance 1 acre lot in Conemaugh Township School District! Enjoy the open concept living area & updated Kitchen. Updated Full Bath with laundry hookups on the main floor. This home has been completely renovated inside and out!! The upgrades include: installed metal roof in 2020/2021, installed dual pane windows throughout, installed new drywall & insulation, painted the entire interior including the basement floor & walls, installed new carpet & vinyl flooring, installed new interior doors, updated Kitchen counters & installed farmhouse metal sink and added exterior french drain system. Call today to schedule your tour!!

27. 1993-09-01
    soldstatus $18,000

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,252 · $104/mo
• Expected delta: +$248/yr (+$21/mo · 24.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,581
• − Mortgage interest: −$5,316
• − Property taxes: −$1,004
• − Insurance: −$474
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,761
• Taxable income: $173
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,657/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: Conemaugh Township Area SD
• NCES district ID: 4206420
• Math proficiency: 59% ▼ -10.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $47,140
• Composite: 56.55/100
• National rank: #1150
• State rank: #45 of 539 in PA

Livability — Elim

• Score: 67/100
• State rank: #992
• US rank: #10931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · 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: ▼ -64.18%
• Current HPI: 142.5218
• Rent YoY: —
• Metro: Johnstown, PA
• 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

+438.3% since first listed

10 events — show timeline

• 2026-05-12 Relisted — CSMLS
• 2026-04-02 Pending — CSMLS
• 2026-03-25 Price Changed $96,900 CSMLS
• 2026-03-13 Listed $99,900 CSMLS
• 2022-12-09 Sold (Public Records) $78,000 Public Records
• 2022-12-06 Sold (MLS) $78,000 CSMLS
• 2022-10-30 Pending — CSMLS
• 2022-10-21 Price Changed $89,900 CSMLS
• 2022-09-27 Listed $99,900 CSMLS
• 1993-09-01 Sold (Public Records) $18,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,004 · +3.2% YoY. Source: county tax records.