925 Main St · Shanksville, PA 15560

$60,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 253 Days on market

Built 1900 0.28 ac lot $46/sqft · 53% 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 +5.0/10.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Shanksville Borough, this 2-bedroom, 1-bath home offers 1,292 square feet of living space on just over a quarter acre, complete with a detached two-car garage. A true handyman special with endless potential — ready for a return to glory in this charming small-town setting. Bring your creativity and vision to restore or reimagine this property as your next home, flip, or investment. With convenient proximity to Indian Lake and Lake Stonycreek, opportunities for recreation, rental appeal, or weekend retreat potential are all within reach.

Key facts

• 0.28 acre lot
• Built 1900
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,589 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, schools B; Watch: crime C-, amenities F, commute F.
• Shanksville-Stonycreek SD (rural): math 35% / reading 60% proficiency, ranked #426 of 658 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $2k of equity ($415 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

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

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1900 — 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: 1.97% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.21%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

• ARV (median comp): $126,450
• List price: $60,000
• Delta: -52.55%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Brotherton Rd	0.37mi	3/1.0	1,353 (+5%)	13mo	$113,000	$84	64

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: 41.8%
• Equity multiple: 3.35×
• Total profit: $39,541
• Equity at exit: $26,979

10-year hold

• IRR: 41.7%
• Equity multiple: 6.69×
• Total profit: $95,553
• Equity at exit: $41,577

Cash invested: $16,800 (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 15560

• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $507

Break-even live

Break-even rent $538

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 253 DOM
2. 2026-06-17
   days on market $60,000 Active 252 DOM
3. 2026-06-16
   days on market $60,000 Active 251 DOM
4. 2026-06-15
   days on market $60,000 Active 250 DOM
5. 2026-06-13
   days on market $60,000 Active 248 DOM
6. 2026-06-12
   days on market $60,000 Active 247 DOM
7. 2026-06-08
   days on market $60,000 Active 243 DOM
8. 2026-06-08
   days on market $60,000 Active 242 DOM
9. 2026-06-05
   days on market $60,000 Active 240 DOM
10. 2026-06-04
    days on market $60,000 Active 238 DOM
11. 2026-06-02
    days on market $60,000 Active 237 DOM
12. 2026-06-01
    days on market $60,000 Active 236 DOM
13. 2026-05-31
    days on market $60,000 Active 235 DOM
14. 2025-10-08
    listed $60,000 Active 572-char remark

    Show marketing remark (572 chars)

    Located in the heart of Shanksville Borough, this 2-bedroom, 1-bath home offers 1,292 square feet of living space on just over a quarter acre, complete with a detached two-car garage. A true handyman special with endless potential — ready for a return to glory in this charming small-town setting. Bring your creativity and vision to restore or reimagine this property as your next home, flip, or investment. With convenient proximity to Indian Lake and Lake Stonycreek, opportunities for recreation, rental appeal, or weekend retreat potential are all within reach.

15. 2025-10-08
    listed $60,000 Active 572-char remark

    Show marketing remark (572 chars)

    Located in the heart of Shanksville Borough, this 2-bedroom, 1-bath home offers 1,292 square feet of living space on just over a quarter acre, complete with a detached two-car garage. A true handyman special with endless potential — ready for a return to glory in this charming small-town setting. Bring your creativity and vision to restore or reimagine this property as your next home, flip, or investment. With convenient proximity to Indian Lake and Lake Stonycreek, opportunities for recreation, rental appeal, or weekend retreat potential are all within reach.

16. 2024-11-12
    listed $79,900 Active
17. 2015-04-28
    soldstatus $59,000
18. 2014-11-29
    historical
19. 2013-11-29
    listed $70,000

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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 ≥89°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: $14,154
• − Mortgage interest: −$3,361
• − Property taxes: −$1,022
• − Insurance: −$300
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,745
• Taxable income: $5,461
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $4,773/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: Shanksville-Stonycreek SD
• NCES district ID: 4221270
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $52,583
• Composite: 43.03/100
• National rank: #6649
• State rank: #426 of 658 in PA

Livability — Shanksville

• Score: 58/100
• State rank: #1589
• US rank: #21446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shanksville, PA
• City population: 140
• Population (ZIP): 140

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 1% Romanian 1%
• Languages at home: 98% English-only · German/W. Germanic 2%

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: —
• 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

-14.3% since first listed

6 events — show timeline

• 2025-10-08 Listed $60,000 West Penn MLS
• 2025-10-08 Listed $60,000 CSMLS
• 2024-11-12 Listed $79,900 West Penn MLS
• 2015-04-28 Sold (Public Records) $59,000 Public Records
• 2014-11-29 Delisted — West Penn MLS
• 2013-11-29 Listed $70,000 West Penn MLS

Property tax history

+0.5%/yr

Latest (2026): $1,022 · +0.0% YoY. Source: county tax records.