Colonial 28 Sunny Acres Plan · Somerset, PA 15501

$85,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 1004 Days on market

Manufactured home Fair condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Cash flow +3.4/30.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.1

Listing remarks MLS

Come tour this 3 bedroom, 2 bathroom home! This home is in great condition and includes a fireplace, 2 car garage, sun room and more. Call the office to schedule your tour today!

Key facts

• Listed 1003 days

🏗️ New construction. The $85,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $145,591.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $71k (16.2% below list).
• Recommended offer: $71k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,031 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Maple Ridge El Sch (522 students, 53% FRL); Somerset Area Jr-Sr Hs (math 39% / reading 66%, grade C-, #110 of 437 statewide, top 25%, 1,088 students, 44% FRL).
• Market conditions: 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $4k 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 1004 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $71,225 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 1004 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.49% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.05%
• DSCR: 0.42
• GRM: 17.0

CMA / ARV

• ARV (median comp): $145,591
• List price: $85,000
• Delta: -41.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Mancini Dr	0.16mi	3/2.0	1,568 (-7%)	24mo	$85,000	$54	62
180 Audrey Ln	0.14mi	3/2.0	1,512 (-10%)	25mo	$94,900	$63	57
171 Holly Ln	1.50mi	3/1.5	1,760 (+5%)	0mo	$216,000	$123	55
134 Evergreen Dr	1.35mi	4/2.5 (+1)	1,800 (+7%)	8mo	$159,900	$89	40
408 Byers Rd	1.15mi	3/3.0	1,908 (+14%)	9mo	$219,000	$115	30

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: -40.7%
• Equity multiple: -0.27×
• Total profit: $-51,826
• Equity at exit: $21,708

10-year hold

• IRR: -66.3%
• Equity multiple: -1.00×
• Total profit: $-81,455
• Equity at exit: $12,588

Cash invested: $40,765 (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 →

Active competition Active MLS

• For sale now: 13 active
• Median asking: $144,000 ($87/sqft)
• Median days on market: 897 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -0.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15501

• Home prices YoY: -21.2%
• Active inventory: 131
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $712 medium
• Mortgage (P&I): −$763
• Tax est. 1.5%: −$182 /mo · $2,184/yr
• Insurance: −$61
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$150
• Net cashflow: $-443

Break-even live

Break-even rent $1,274

Max offer price $81,420

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-393	+0% $-443	+5% $-494	+10% $-544
Rent	-10% $-500	-5% $-472	+0% $-443	+5% $-415	+10% $-387
Rate	-1.0pp $-370	-0.5pp $-406	base $-443	+0.5pp $-481	+1.0pp $-520

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: $36,398
• Closing costs: $4,368
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Nicole Ln Somerset, PA	3.0	2.0	922	$925	$1.00	15d	1	0.03mi

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 1004 DOM
2. 2026-08-07
   days on market $85,000 Active 1003 DOM
3. 2026-08-06
   days on market $85,000 Active 1002 DOM
4. 2026-08-05
   days on market $85,000 Active 1001 DOM
5. 2026-08-04
   days on market $85,000 Active 1000 DOM
6. 2026-08-03
   days on market $85,000 Active 999 DOM
7. 2026-07-31
   days on market $85,000 Active 996 DOM
8. 2026-07-29
   days on market $85,000 Active 994 DOM
9. 2026-07-27
   days on market $85,000 Active 992 DOM
10. 2026-07-25
    days on market $85,000 Active 990 DOM
11. 2026-07-24
    days on market $85,000 Active 989 DOM
12. 2026-07-23
    days on market $85,000 Active 988 DOM
13. 2026-07-22
    days on market $85,000 Active 987 DOM
14. 2026-07-21
    days on market $85,000 Active 986 DOM
15. 2026-07-20
    days on market $85,000 Active 985 DOM
16. 2026-07-18
    days on market $85,000 Active 983 DOM
17. 2026-07-17
    days on market $85,000 Active 982 DOM
18. 2026-07-15
    days on market $85,000 Active 980 DOM
19. 2026-07-14
    days on market $85,000 Active 979 DOM
20. 2026-07-13
    days on market $85,000 Active 978 DOM
21. 2026-07-12
    days on market $85,000 Active 977 DOM
22. 2026-07-12
    days on market $85,000 Active 976 DOM
23. 2026-07-10
    days on market $85,000 Active 975 DOM
24. 2026-07-09
    days on market $85,000 Active 974 DOM
25. 2026-07-07
    days on market $85,000 Active 972 DOM
26. 2026-07-06
    days on market $85,000 Active 971 DOM
27. 2026-07-05
    days on market $85,000 Active 970 DOM
28. 2026-07-05
    days on market $85,000 Active 969 DOM
29. 2026-07-03
    days on market $85,000 Active 968 DOM
30. 2026-07-02
    days on market $85,000 Active 967 DOM
31. 2026-07-01
    days on market $85,000 Active 966 DOM
32. 2026-06-30
    days on market $85,000 Active 965 DOM
33. 2026-06-29
    days on market $85,000 Active 964 DOM
34. 2026-06-28
    days on market $85,000 Active 963 DOM
35. 2026-06-27
    days on market $85,000 Active 962 DOM
36. 2026-06-26
    days on market $85,000 Active 961 DOM
37. 2026-06-22
    days on market $85,000 Active 957 DOM
38. 2026-06-21
    days on market $85,000 Active 956 DOM
39. 2026-06-21
    days on market $85,000 Active 955 DOM
40. 2026-06-18
    days on market $85,000 Active 953 DOM
41. 2026-06-17
    days on market $85,000 Active 952 DOM
42. 2026-06-16
    days on market $85,000 Active 951 DOM
43. 2026-06-15
    days on market $85,000 Active 950 DOM
44. 2026-06-13
    days on market $85,000 Active 948 DOM
45. 2026-06-12
    days on market $85,000 Active 947 DOM
46. 2026-06-09
    days on market $85,000 Active 944 DOM
47. 2026-06-08
    days on market $85,000 Active 943 DOM
48. 2026-06-08
    days on market $85,000 Active 942 DOM
49. 2026-06-07
    days on market $85,000 Active 941 DOM
50. 2026-06-04
    days on market $85,000 Active 938 DOM

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

Taxation est. · year 1

• Rental income: $8,547
• − Mortgage interest: −$8,155
• − Property taxes: −$2,184
• − Insurance: −$728
• − Repairs & maintenance: −$684
• − Management: −$684
• − Depreciation: −$4,235
• Taxable loss: −$8,123
• Est. tax savings @ 24.0%: +$1,950
• After-tax cash flow: $-3,372/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $42,000–$75,600 screening

This manufactured home requires moderate renovations to update the kitchen and bathrooms, and freshen the interior. The home is in fair condition with good curb appeal and a good roof, making it a good investment opportunity.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Moderate kitchen appliances — outdated and worn

Value-add opportunities

• Both update kitchen appliances — modern appliances improve both resale and rental value ↑
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace dated flooring — new flooring improves both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Maple Ridge El Sch

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

C Composite livability gradescore 66/100

Livability — Somerset

• Score: 66/100
• State rank: #1031
• US rank: #11472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Somerset · 71,318 people
• Population (ZIP): 16,447
• Household income: $55,797
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Italian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 1%

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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: ▼ -43.42%
• Current HPI: 160.9752
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

1 event — show timeline

• 2023-11-08 Listed $85,000 Zillow