806 Center St · Boswell, PA 15531

$135,000

2 bd · 1.0 ba · 1,176 sqft · Manufactured · 1 Days on market

Built 1997 5,967 sqft lot Est $112k · 21% over

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Why this score? — see what drove the D+ 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 +19.7/30.0
• DSCR +6.2/10.0
• Appreciation +6.2/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully maintained 2 bedroom 2 bathroom rancher in the North Star School District! There is a great, partially fenced-in backyard with a shed and many updates throughout. NO HOA. This home is on a permanent foundation and title has been retired. CENTRAL AIR and appliances included!!

Key facts

• Permanent foundation
• Updates throughout
• Central air

Tags

• PARTIALLY FENCED BACKYARD
• PERMANENT FOUNDATION
• CENTRAL AIR
• UPDATES THROUGHOUT

Property features AI

Exterior

• Utilities: Public water service; Public sewer service
• Home design: Single-story property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Lot approximately 0.137 acres; Public sewer; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (3.1% below list).
• Recommended offer: $131k (3.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#917 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• North Star SD (rural): math 38% / reading 60% proficiency, ranked #209 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $4k of equity ($933 loan paydown + $3k appreciation (2.5% 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 (2.5% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $130,833 (3.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $111,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Center St	0.04mi	3/2.0 (+1)	1,255 (+7%)	20mo	$119,000	$95	62
810 Center St	0.02mi	3/2.0 (+1)	1,280 (+9%)	18mo	$110,000	$86	60

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

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.60×
• Total profit: $22,741
• Equity at exit: $56,907

10-year hold

• IRR: 13.4%
• Equity multiple: 2.89×
• Total profit: $71,384
• Equity at exit: $84,857

Cash invested: $37,800 (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 15531

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $158

Break-even live

Break-even rent $1,108

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 287-char remark

   Show marketing remark (287 chars)

   Beautifully maintained 2 bedroom 2 bathroom rancher in the North Star School District! There is a great, partially fenced-in backyard with a shed and many updates throughout. NO HOA. This home is on a permanent foundation and title has been retired. CENTRAL AIR and appliances included!!

2. 2026-06-18
   listed $135,000 Active 1 DOM

   Show marketing remark (287 chars)

   Beautifully maintained 2 bedroom 2 bathroom rancher in the North Star School District! There is a great, partially fenced-in backyard with a shed and many updates throughout. NO HOA. This home is on a permanent foundation and title has been retired. CENTRAL AIR and appliances included!!

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$398/yr (+$33/mo · 29.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $15,700
• − Mortgage interest: −$7,562
• − Property taxes: −$1,337
• − Insurance: −$675
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,927
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,971/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: North Star SD
• NCES district ID: 4210115
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $43,457
• Composite: 41.25/100
• National rank: #3528
• State rank: #209 of 539 in PA

Livability — Boswell

• Score: 68/100
• State rank: #917
• US rank: #9925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boswell, PA
• Population (ZIP): 3,625

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 12% Polish 3% Subsaharan African 3%
• Foreign-born: 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: ▲ 2.50%
• Current HPI: 157.6216
• 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

+145.5% since first listed

17 events — show timeline

• 2026-06-18 Listed $135,000 CSMLS
• 2026-06-17 Listed $135,000 West Penn MLS
• 2022-10-31 Sold (Public Records) $100,000 Public Records
• 2022-10-28 Sold (MLS) $100,000 CSMLS
• 2022-10-28 Sold (MLS) $100,000 West Penn MLS
• 2022-10-26 Pending — West Penn MLS
• 2022-10-26 Pending — CSMLS
• 2022-08-27 Contingent — West Penn MLS
• 2022-08-26 Listed $95,000 CSMLS
• 2022-08-26 Listed $95,000 West Penn MLS
• 2011-11-09 Delisted — West Penn MLS
• 2010-11-09 Listed $67,000 West Penn MLS
• 2002-09-17 Sold (MLS) $52,500 CSMLS
• 2002-09-01 Sold (Public Records) $52,500 Public Records
• 2002-06-03 Listed $54,900 CSMLS
• 2000-05-26 Sold (MLS) $55,900 CSMLS
• 1999-09-15 Listed $55,000 CSMLS

Property tax history

+2.3%/yr

Latest (2026): $1,337 · +3.4% YoY. Source: county tax records.