658 Listie Rd · Friedens, PA 15549

$69,900

2 bd · 1.0 ba · 1,784 sqft · SingleFamily public records · 9 Days on market

Built 1900 1.50 ac lot Est $125k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a project home to make into your own? So much potential for this sweet, two story home located in Listie, PA. The attractive part is the 1.5 acres with the nicely treed area and the access to public water and sewer. If you don't want to mess with fixing up the existing home, then look at the land and plan on placing a modular, doublewide or a small stick-built home to enjoy the land. Lots of possibilities. The two story house has a large open kitchen and dining area, there is a front den and a nice size living room. Upstairs are three bedrooms and the full bath and a full walk up attic. Outside there is a covered front and rear porch to relax. The land is beautiful. There is a stone spring house as well. Just minutes to Somerset and Route 219.

Key facts

• Covered front porch
• Public sewer
• Stone spring house

Tags

• 1.5 ACRES
• PUBLIC WATER
• PUBLIC SEWER
• COVERED FRONT PORCH
• COVERED REAR PORCH
• STONE SPRING HOUSE

Property features AI

Exterior

• Parking: Detached garage; 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story frame house; Metal roof; Resale property
• Construction: Frame construction; Metal roof
• Exterior features: 1.5-acre lot

Interior

• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating
• Interior features: Full unfinished basement; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 66/100 on livability (#1,033 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• 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: 1 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 $3k of equity ($483 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $60k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.51% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.41%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $124,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Village Rd	0.08mi	3/2.0 (+1)	1,582 (-11%)	10mo	$110,000	$70	60

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: 26.7%
• Equity multiple: 2.52×
• Total profit: $29,655
• Equity at exit: $31,430

10-year hold

• IRR: 27.4%
• Equity multiple: 4.88×
• Total profit: $75,898
• Equity at exit: $48,437

Cash invested: $19,572 (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 15549

• Active inventory: 1
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $333

Break-even live

Break-even rent $637

Max offer price $69,900

Occupancy floor 64%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-12
   statusdays on market $69,900 Pending 9 DOM
2. 2026-06-09
   days on market $69,900 Active 8 DOM
3. 2026-06-08
   days on market $69,900 Active 7 DOM
4. 2026-06-08
   days on market $69,900 Active 6 DOM
5. 2026-06-07
   days on market $69,900 Active 5 DOM
6. 2026-06-04
   days on market $69,900 Active 2 DOM
7. 2026-06-02
   remarks 693-char remark
8. 2026-06-02
   listed $69,900 Active 1 DOM

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,699
• − Mortgage interest: −$3,915
• − Property taxes: −$1,288
• − Insurance: −$350
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$2,033
• Taxable income: $3,080
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,256/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: 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 — Friedens

• Score: 66/100
• State rank: #1033
• US rank: #11499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Friedens, PA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+16.5% since first listed

4 events — show timeline

• 2026-06-01 Listed $69,900 West Penn MLS
• 2026-06-01 Listed $69,900 CSMLS
• 2018-04-18 Listed $55,000 West Penn MLS
• 1999-10-01 Sold (Public Records) $60,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,288 · +3.7% YoY. Source: county tax records.