5 Spruce Ln · Chevy Chase Heights, PA 15701

$39,500

3 bd · 2.0 ba · 960 sqft · Manufactured · 22 Days on market

Built 1998 $483/mo HOA · 44% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this inviting 3-bedroom, 2-bath single-story ranch offering comfort, convenience, and peaceful living. Set on a generous lot in Northview Estates, this property provides the perfect opportunity to enjoy quiet surroundings with room to spread out. Inside, you’ll find a practical and welcoming floor plan with spacious living areas and an eat-in kitchen featuring abundant cabinetry, ample counter space, and plenty of room for everyday meals or entertaining. The primary bathroom is generously sized with a large vanity, full tub/shower combination, and great storage. Outside, the covered front entry deck creates a warm welcome and a great place to sit and enjoy the views of

Key facts

• Generous lot
• Single-story ranch
• Expansive yard

Tags

• SINGLE-STORY RANCH
• GENEROUS LOT
• EAT-IN KITCHEN
• ABUNDANT CABINETRY
• COVERED FRONT ENTRY DECK
• EXPANSIVE YARD

Property features AI

Finance

• HOA & community: Association fee of $483 per month

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Asphalt roof

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,142 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D, schools D-, amenities F.
• Indiana Area SD (town): math 49% / reading 67% proficiency, ranked #96 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $273 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Indiana County population projected at -18% 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 $11k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $38,907 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 2.78% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $1,231
• Equity at exit: $5,890

10-year hold

• IRR: 13.0%
• Equity multiple: 2.06×
• Total profit: $11,763
• Equity at exit: $3,415

Cash invested: $11,060 (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 15701

• Home prices YoY: -26.2%
• Active inventory: 94
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$16
• HOA: −$483
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $115

Break-even live

Break-even rent $953

Max offer price $39,500

Occupancy floor 85%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
670 N 5th Ave Indiana, PA	3.0	1.0	865	$1,200	$1.39	43d	1	0.56mi
245 S 7th St Indiana, PA	3.0	1.0	1080	$839	$0.78	43d	1	1.43mi
207 S 10th St Indiana, PA	3.0	2.0	944	$1,100	$1.17	43d	1	1.43mi

HOA detail

• Monthly dues: $483 · $5,796/yr

Listing history 15 events

1. 2026-06-19
   days on market $39,500 Active 22 DOM
2. 2026-06-18
   days on market $39,500 Active 21 DOM
3. 2026-06-17
   days on market $39,500 Active 20 DOM
4. 2026-06-16
   days on market $39,500 Active 19 DOM
5. 2026-06-15
   days on market $39,500 Active 18 DOM
6. 2026-06-14
   days on market $39,500 Active 16 DOM
7. 2026-06-12
   days on market $39,500 Active 15 DOM
8. 2026-06-09
   days on market $39,500 Active 12 DOM
9. 2026-06-08
   days on market $39,500 Active 11 DOM
10. 2026-06-07
    days on market $39,500 Active 10 DOM
11. 2026-06-02
    days on market $39,500 Active 5 DOM
12. 2026-06-01
    days on market $39,500 Active 4 DOM
13. 2026-05-31
    days on market $39,500 Active 3 DOM
14. 2026-05-30
    days on market $39,500 Active 2 DOM
15. 2026-05-28
    listed $39,500 Active

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $591 · $49/mo
• Expected delta: +$33/yr (+$3/mo · 6.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,185
• − Mortgage interest: −$2,213
• − Property taxes: −$558
• − Insurance: −$198
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − HOA: −$5,796
• − Depreciation: −$1,149
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $1,100/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: Indiana Area SD
• NCES district ID: 4212150
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $40,558
• Composite: 48.44/100
• National rank: #2133
• State rank: #96 of 539 in PA

Livability — Chevy Chase Heights

• Score: 65/100
• State rank: #1142
• US rank: #13096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chevy Chase Heights, PA
• County: Indiana County · 31,269 people
• Metro: Indiana, PA
• Population (ZIP): 31,269
• Household income: $56,311
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1590.0

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.33%
• Current HPI: 167.0982
• Rent YoY: —
• Metro: Indiana, PA
• 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

1 event — show timeline

• 2026-05-28 Listed $39,500 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $558 · +2.2% YoY. Source: county tax records.