25 Gay St · Salisbury, PA 15558

$54,900

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 88 Days on market

Built 1890 9,099 sqft lot $36/sqft · 70% below area ↓ 14% since listing

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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
• Appreciation +5.8/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Alert!! Great 4 bedroom single with big rear yard, gas hot water and heat, newer electric panel. Being sold in as-is condition.

Key facts

• Big rear yard
• Newer electric panel
• Gas hot water

Tags

• BIG REAR YARD
• GAS HOT WATER
• NEWER ELECTRIC PANEL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 2.6% in Salisbury — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#919 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Salisbury-Elk Lick SD (rural): math 50% / reading 60% proficiency, ranked #331 of 658 in PA (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 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 $1k of equity ($380 loan paydown + $902 appreciation (1.6% 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 (1.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.41% ✓
• Cap rate: 21.42%
• Cash-on-cash: 54.02%
• DSCR: 3.40
• GRM: 3.5

CMA / ARV

• ARV (median comp): $182,019
• List price: $54,900
• Delta: -69.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
285 Ord St	0.39mi	3/2.5 (-1)	1,472 (-4%)	2mo	$163,000	$111	62
307 Ord St	0.44mi	4/1.5	1,600 (+4%)	22mo	$155,000	$97	52
307 Ord St	0.44mi	4/1.5	1,600 (+4%)	22mo	$155,000	$97	52
137 Grant St	0.32mi	3/1.5 (-1)	1,680 (+9%)	13mo	$182,939	$109	52
150 Beachy Ave	0.41mi	3/1.0 (-1)	1,664 (+8%)	17mo	$168,000	$101	48
150 Beachy Ave	0.41mi	3/1.0 (-1)	1,664 (+8%)	17mo	$168,000	$101	48

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

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.5%
• Equity multiple: 4.05×
• Total profit: $46,847
• Equity at exit: $20,599

10-year hold

• IRR: 58.3%
• Equity multiple: 8.16×
• Total profit: $110,075
• Equity at exit: $28,873

Cash invested: $15,372 (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 15558

• Home prices YoY: 1.0%
• Active inventory: 8
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $692

Break-even live

Break-even rent $447

Max offer price $54,900

Occupancy floor 43%

Sensitivity live

Price	-10% $723	-5% $707	+0% $692	+5% $676	+10% $661
Rent	-10% $587	-5% $640	+0% $692	+5% $744	+10% $796
Rate	-1.0pp $720	-0.5pp $706	base $692	+0.5pp $678	+1.0pp $663

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $54,900 Active 88 DOM
2. 2026-06-17
   days on market $54,900 Active 87 DOM
3. 2026-06-16
   days on market $54,900 Active 86 DOM
4. 2026-06-15
   days on market $54,900 Active 85 DOM
5. 2026-06-13
   days on market $54,900 Active 83 DOM
6. 2026-06-12
   days on market $54,900 Active 82 DOM
7. 2026-06-09
   days on market $54,900 Active 79 DOM
8. 2026-06-08
   days on market $54,900 Active 78 DOM
9. 2026-06-08
   days on market $54,900 Active 77 DOM
10. 2026-06-07
    days on market $54,900 Active 76 DOM
11. 2026-06-04
    days on market $54,900 Active 73 DOM
12. 2026-06-02
    days on market $54,900 Active 72 DOM
13. 2026-06-01
    days on market $54,900 Active 71 DOM
14. 2026-05-31
    days on market $54,900 Active 70 DOM
15. 2026-05-08
    price $59,900 137-char remark

    Show marketing remark (137 chars)

    Investor Alert!! Great 4 bedroom single with big rear yard, gas hot water and heat, newer electric panel. Being sold in as-is condition.

16. 2026-04-14
    price $64,900 137-char remark

    Show marketing remark (137 chars)

    Investor Alert!! Great 4 bedroom single with big rear yard, gas hot water and heat, newer electric panel. Being sold in as-is condition.

17. 2026-04-01
    status Active 137-char remark

    Show marketing remark (137 chars)

    Investor Alert!! Great 4 bedroom single with big rear yard, gas hot water and heat, newer electric panel. Being sold in as-is condition.

18. 2026-03-05
    status Pending 137-char remark

    Show marketing remark (137 chars)

    Investor Alert!! Great 4 bedroom single with big rear yard, gas hot water and heat, newer electric panel. Being sold in as-is condition.

19. 2026-02-23
    listed $69,900 Active 137-char remark

    Show marketing remark (137 chars)

    Investor Alert!! Great 4 bedroom single with big rear yard, gas hot water and heat, newer electric panel. Being sold in as-is condition.

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$179/yr (+$15/mo · 35.1%)

ⓘ 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 ≥88°F today · 19 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: $15,876
• − Mortgage interest: −$3,075
• − Property taxes: −$509
• − Insurance: −$274
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$1,597
• Taxable income: $7,880
• Est. tax owed @ 24.0%: −$1,891
• After-tax cash flow: $6,412/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: Salisbury-Elk Lick SD
• NCES district ID: 4220760
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $40,625
• Composite: 47.83/100
• National rank: #4871
• State rank: #331 of 658 in PA

Livability — Salisbury

• Score: 68/100
• State rank: #919
• US rank: #9930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salisbury, PA
• Population (ZIP): 2,021

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 (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Slovak 6% Romanian 2% Polish 1%
• Foreign-born: 1%
• Languages at home: 88% English-only · German/W. Germanic 12%

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: ▲ 1.64%
• Current HPI: 161.9824
• 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

-14.3% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $59,900 West Penn MLS
• 2026-04-14 Price Changed $64,900 West Penn MLS
• 2026-04-01 Relisted — West Penn MLS
• 2026-03-05 Pending — West Penn MLS
• 2026-02-23 Listed $69,900 West Penn MLS

Property tax history

+0.6%/yr

Latest (2026): $509 · +2.8% YoY. Source: county tax records.