Colonial 28 Sunny Acres Plan · Somerset, PA 15501

$85,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 953 Days on market

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
• Cash flow +5.9/30.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

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 952 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 — $147,399.

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 $-288 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: 98 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).

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 953 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 $74,800 (12.0% 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 953 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.63% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.37%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $147,399
• List price: $85,000
• Delta: -42.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Mancini Dr	0.16mi	3/2.0	1,568 (-7%)	22mo	$85,000	$54	63

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: -31.0%
• Equity multiple: -0.02×
• Total profit: $-42,207
• Equity at exit: $21,978

10-year hold

• IRR: -34.0%
• Equity multiple: -0.46×
• Total profit: $-60,307
• Equity at exit: $12,744

Cash invested: $41,272 (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 15501

• Home prices YoY: -21.2%
• Active inventory: 98
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$773
• Tax est. 1.5%: −$184 /mo · $2,211/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-288

Break-even live

Break-even rent $1,289

Max offer price $105,741

Occupancy floor —

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: $36,850
• Closing costs: $4,422
• 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	2d	1	0.03mi

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 953 DOM
2. 2026-06-17
   days on market $85,000 Active 952 DOM
3. 2026-06-16
   days on market $85,000 Active 951 DOM
4. 2026-06-15
   days on market $85,000 Active 950 DOM
5. 2026-06-13
   days on market $85,000 Active 948 DOM
6. 2026-06-12
   days on market $85,000 Active 947 DOM
7. 2026-06-09
   days on market $85,000 Active 944 DOM
8. 2026-06-08
   days on market $85,000 Active 943 DOM
9. 2026-06-08
   days on market $85,000 Active 942 DOM
10. 2026-06-07
    days on market $85,000 Active 941 DOM
11. 2026-06-04
    days on market $85,000 Active 938 DOM
12. 2026-06-02
    days on market $85,000 Active 937 DOM
13. 2026-06-01
    days on market $85,000 Active 936 DOM
14. 2026-05-31
    days on market $85,000 Active 935 DOM
15. 2023-11-08
    listed $85,000 Active 178-char remark

    Show marketing remark (178 chars)

    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!

ⓘ 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: $11,100
• − Mortgage interest: −$8,257
• − Property taxes: −$2,211
• − Insurance: −$737
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$4,288
• Taxable loss: −$6,169
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $-1,974/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
kitchen appliances · outdated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• 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 ↑

ⓘ 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 — 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

• Population (ZIP): 16,447

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% 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%

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

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