119 Union St · Salisbury, PA 15558

$99,900

3 bd · 0.5 ba · 1,736 sqft · SingleFamily public records · 181 Days on market

Built 1910 0.64 ac lot $58/sqft · 42% below area Est $171k · 42% under

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Why this score? — see what drove the A- 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Calling all visionaries, weekend warriors, and HGTV-in-your-head types. This fabulous 3 Bd 1 ba fixer-upper sits in a great neighborhood and comes with a show-stopping 36 x 40 garage that's ready for toys, tools, projects, or all three. Newer gas hotwater furnace. The bones are there, the location is right, and the price leaves room for you to roll up your sleeves and add the finishing touches that matter most to you. Close to I-68 and Rt 219 so commuting will be a breeze. Close to schools and restaurants.

Key facts

• Close to schools
• Close to restaurants
• 36 x 40 garage

Tags

• 36 X 40 GARAGE
• NEWER GAS HOT WATER FURNACE
• CLOSE TO I-68
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.7% 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.
• Zoned schools: Salisbury-Elk Lick El Sch (math 42% / reading 52%, grade D-, #737 of 1,518 statewide, top 52%, 127 students, 63% FRL); Salisbury-Elk Lick Jshs (math 34% / reading 44%, grade F, #265 of 437 statewide, top 63%, 117 students, 41% FRL) — zoned schools average 52% FRL vs 37% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $2k of equity ($691 loan paydown + $2k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $100k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.25% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $171,485
• List price: $99,900
• Delta: -41.74%
• 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
150 Beachy Ave	0.20mi	3/1.0	1,664 (-4%)	17mo	$168,000	$101	67
150 Beachy Ave	0.20mi	3/1.0	1,664 (-4%)	17mo	$168,000	$101	67
137 Grant St	0.27mi	3/1.5	1,680 (-3%)	13mo	$182,939	$109	67
9285 Mason Dixon Hwy	0.34mi	3/2.0	1,824 (+5%)	12mo	$320,000	$175	60
307 Ord St	0.23mi	4/1.5 (+1)	1,600 (-8%)	22mo	$155,000	$97	49
307 Ord St	0.23mi	4/1.5 (+1)	1,600 (-8%)	22mo	$155,000	$97	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: 17.5%
• Equity multiple: 1.93×
• Total profit: $25,931
• Equity at exit: $37,484

10-year hold

• IRR: 20.2%
• Equity multiple: 3.58×
• Total profit: $72,254
• Equity at exit: $52,540

Cash invested: $27,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $328

Break-even live

Break-even rent $835

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $384	-5% $356	+0% $328	+5% $300	+10% $271
Rent	-10% $229	-5% $279	+0% $328	+5% $377	+10% $427
Rate	-1.0pp $378	-0.5pp $353	base $328	+0.5pp $302	+1.0pp $276

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $99,900 Active 181 DOM
2. 2026-06-21
   days on market $99,900 Active 180 DOM
3. 2026-06-18
   days on market $99,900 Active 178 DOM
4. 2026-06-17
   days on market $99,900 Active 177 DOM
5. 2026-06-16
   days on market $99,900 Active 176 DOM
6. 2026-06-15
   days on market $99,900 Active 175 DOM
7. 2026-06-13
   days on market $99,900 Active 173 DOM
8. 2026-06-12
   days on market $99,900 Active 172 DOM
9. 2026-06-09
   days on market $99,900 Active 169 DOM
10. 2026-06-08
    days on market $99,900 Active 168 DOM
11. 2026-06-08
    days on market $99,900 Active 167 DOM
12. 2026-06-07
    days on market $99,900 Active 166 DOM
13. 2026-06-04
    days on market $99,900 Active 163 DOM
14. 2026-06-02
    days on market $99,900 Active 162 DOM
15. 2026-06-01
    days on market $99,900 Active 161 DOM
16. 2026-05-31
    days on market $99,900 Active 160 DOM
17. 2026-05-06
    price $99,900 511-char remark

    Show marketing remark (518 chars)

    Calling all visionaries, weekend warriors, and HGTV-in-your-head types. This fabulous 3 Bd 1 ba fixer-upper sits in a great neighborhood and comes with a show-stopping 36 x 40 garage that’s ready for toys, tools, projects, or all three. Newer gas hot water furnace. The bones are there, the location is right, and the price leaves room for you to roll up your sleeves and add the finishing touches that matter most to you. Close to I-68 and Rt 219 so commuting will be a breeze. Close to schools and restaurants.

18. 2026-05-06
    price $99,900 518-char remark

    Show marketing remark (518 chars)

    Calling all visionaries, weekend warriors, and HGTV-in-your-head types. This fabulous 3 Bd 1 ba fixer-upper sits in a great neighborhood and comes with a show-stopping 36 x 40 garage that’s ready for toys, tools, projects, or all three. Newer gas hot water furnace. The bones are there, the location is right, and the price leaves room for you to roll up your sleeves and add the finishing touches that matter most to you. Close to I-68 and Rt 219 so commuting will be a breeze. Close to schools and restaurants.

19. 2025-12-22
    listed $109,900 Active 511-char remark

    Show marketing remark (511 chars)

    Calling all visionaries, weekend warriors, and HGTV-in-your-head types. This fabulous 3 Bd 1 ba fixer-upper sits in a great neighborhood and comes with a show-stopping 36 x 40 garage that's ready for toys, tools, projects, or all three. Newer gas hotwater furnace. The bones are there, the location is right, and the price leaves room for you to roll up your sleeves and add the finishing touches that matter most to you. Close to I-68 and Rt 219 so commuting will be a breeze. Close to schools and restaurants.

20. 2025-12-20
    listed $109,900 Active 518-char remark

    Show marketing remark (518 chars)

    Calling all visionaries, weekend warriors, and HGTV-in-your-head types. This fabulous 3 Bd 1 ba fixer-upper sits in a great neighborhood and comes with a show-stopping 36 x 40 garage that’s ready for toys, tools, projects, or all three. Newer gas hot water furnace. The bones are there, the location is right, and the price leaves room for you to roll up your sleeves and add the finishing touches that matter most to you. Close to I-68 and Rt 219 so commuting will be a breeze. Close to schools and restaurants.

21. 1999-08-01
    soldstatus $27,466

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,355 · $113/mo
• Expected delta: +$223/yr (+$19/mo · 19.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,004
• − Mortgage interest: −$5,596
• − Property taxes: −$1,132
• − Insurance: −$500
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,906
• Taxable income: $2,470
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $3,342/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

+263.7% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $99,900 CSMLS
• 2026-05-06 Price Changed $99,900 West Penn MLS
• 2025-12-22 Listed $109,900 CSMLS
• 2025-12-20 Listed $109,900 West Penn MLS
• 1999-08-01 Sold (Public Records) $27,466 Public Records

Property tax history

+0.6%/yr

Latest (2026): $1,132 · +2.8% YoY. Source: county tax records.