822 Main St · Addison, PA 15411

$115,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 40 Days on market

Built 1935 0.30 ac lot $122/sqft · 23% below area Est $200k · 42% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Appreciation +5.4/10.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away in the heart of adventure and mountain charm, this sizable 2-bedroom home is full of warmth, character, and timeless appeal! From the moment you step inside, you’ll appreciate the beautiful hardwood floors throughout the main level, spacious formal dining room perfect for gatherings, large kitchen with plenty of room to cook, entertain, and make memories. Not to mention newer metal roof! Start your mornings in the cozy sunroom with a cup of coffee, or unwind in the evenings with a good book! Enjoy the nice back yard space. Whether you’re looking for a full-time residence, weekend getaway, or investment opportunity, this home offers comfort, charm, and an unbeatable location. Conveniently located just minutes from Yough Lake, Ohiopyle State Park, Nemacolin, Fallingwater, Kentuck Knob, and Deep Creek Lake — outdoor recreation, fine dining, golf, hiking, skiing, and sightseeing are practically right at your doorstep. A home with this much personality in such a sought-after recreational area doesn’t come around often!

Key facts

• Formal dining room
• Back yard space
• Large kitchen

Tags

• HARDWOOD FLOORS
• FORMAL DINING ROOM
• LARGE KITCHEN
• NEWER METAL ROOF
• COZY SUNROOM
• BACK YARD SPACE

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Resale property
• Construction: Cedar construction; Asphalt roof
• Exterior features: Lot approximately 0.304 acres; Lot dimensions about 54 x 256

Interior

• Kitchen: Kitchen (main level, 17 x 11); Refrigerator; Stove; Some electric appliances
• Bedrooms: Two upper-level bedrooms (12 x 13 and 12 x 14)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil fuel
• Interior features: Unfinished interior-entry basement; Bonus room (main level, 19 x 8); Living room (main level, 13 x 19); Dining room (main level, 17 x 11)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $33 ($394/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 $94k (18.4% below list).
• Recommended offer: $94k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#1,350 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Turkeyfoot Valley Area SD (rural): math 40% / reading 50% proficiency, ranked #473 of 658 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 ($795 loan paydown + $940 appreciation (0.8% 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 (0.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $115k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,866 (18.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $199,940
• List price: $115,000
• Delta: -42.48%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.10×
• Total profit: $3,179
• Equity at exit: $38,168

10-year hold

• IRR: 6.7%
• Equity multiple: 1.80×
• Total profit: $25,648
• Equity at exit: $49,889

Cash invested: $32,200 (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 15411

• Home prices YoY: 0.5%
• Active inventory: 8
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $33

Break-even live

Break-even rent $897

Max offer price $115,000

Occupancy floor 92%

Sensitivity live

Price	-10% $98	-5% $65	+0% $33	+5% $0	+10% $-32
Rent	-10% $-41	-5% $-4	+0% $33	+5% $70	+10% $107
Rate	-1.0pp $91	-0.5pp $62	base $33	+0.5pp $3	+1.0pp $-27

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   pricedays on market $115,000 Active 40 DOM
2. 2026-06-18
   days on market $125,000 Active 38 DOM
3. 2026-06-17
   days on market $125,000 Active 37 DOM
4. 2026-06-16
   days on market $125,000 Active 36 DOM
5. 2026-06-15
   days on market $125,000 Active 35 DOM
6. 2026-06-13
   days on market $125,000 Active 33 DOM
7. 2026-06-12
   days on market $125,000 Active 32 DOM
8. 2026-06-09
   days on market $125,000 Active 29 DOM
9. 2026-06-08
   days on market $125,000 Active 28 DOM
10. 2026-06-08
    days on market $125,000 Active 27 DOM
11. 2026-06-07
    days on market $125,000 Active 26 DOM
12. 2026-06-04
    days on market $125,000 Active 23 DOM
13. 2026-06-02
    days on market $125,000 Active 22 DOM
14. 2026-06-01
    days on market $125,000 Active 21 DOM
15. 2026-05-31
    days on market $125,000 Active 20 DOM
16. 2026-05-12
    listed $125,000 Active 1067-char remark

    Show marketing remark (1067 chars)

    Tucked away in the heart of adventure and mountain charm, this sizable 2-bedroom home is full of warmth, character, and timeless appeal! From the moment you step inside, you’ll appreciate the beautiful hardwood floors throughout the main level, spacious formal dining room perfect for gatherings, large kitchen with plenty of room to cook, entertain, and make memories. Not to mention newer metal roof! Start your mornings in the cozy sunroom with a cup of coffee, or unwind in the evenings with a good book! Enjoy the nice back yard space. Whether you’re looking for a full-time residence, weekend getaway, or investment opportunity, this home offers comfort, charm, and an unbeatable location. Conveniently located just minutes from Yough Lake, Ohiopyle State Park, Nemacolin, Fallingwater, Kentuck Knob, and Deep Creek Lake — outdoor recreation, fine dining, golf, hiking, skiing, and sightseeing are practically right at your doorstep. A home with this much personality in such a sought-after recreational area doesn’t come around often!

17. 2026-05-12
    listed $125,000 Active 1069-char remark

    Show marketing remark (1067 chars)

    Tucked away in the heart of adventure and mountain charm, this sizable 2-bedroom home is full of warmth, character, and timeless appeal! From the moment you step inside, you’ll appreciate the beautiful hardwood floors throughout the main level, spacious formal dining room perfect for gatherings, large kitchen with plenty of room to cook, entertain, and make memories. Not to mention newer metal roof! Start your mornings in the cozy sunroom with a cup of coffee, or unwind in the evenings with a good book! Enjoy the nice back yard space. Whether you’re looking for a full-time residence, weekend getaway, or investment opportunity, this home offers comfort, charm, and an unbeatable location. Conveniently located just minutes from Yough Lake, Ohiopyle State Park, Nemacolin, Fallingwater, Kentuck Knob, and Deep Creek Lake — outdoor recreation, fine dining, golf, hiking, skiing, and sightseeing are practically right at your doorstep. A home with this much personality in such a sought-after recreational area doesn’t come around often!

18. 2018-10-25
    soldstatus $57,900

    Show marketing remark (535 chars)

    Small town living in this 2 bedroom 1.5 sty home in Addison. This home has lots of windows and is very cheerful. Features include a large entry hall, living room, dining room and eat-in kitchen on the first floor. Two nice-sized bedrooms and a full bath on the second floor. Newer oil hot water boiler. Sit on the back porch which looks over a nice rear yard. There is newer metal roof and a driveway with room for for multiple cars. This home is about 3 minutes from the Yough Lake. Lease a dock and use this for your country retreat.

19. 2018-10-25
    soldstatus $57,900

    Show marketing remark (535 chars)

    Small town living in this 2 bedroom 1.5 sty home in Addison. This home has lots of windows and is very cheerful. Features include a large entry hall, living room, dining room and eat-in kitchen on the first floor. Two nice-sized bedrooms and a full bath on the second floor. Newer oil hot water boiler. Sit on the back porch which looks over a nice rear yard. There is newer metal roof and a driveway with room for for multiple cars. This home is about 3 minutes from the Yough Lake. Lease a dock and use this for your country retreat.

20. 2018-10-25
    soldstatus $57,900

    Show marketing remark (535 chars)

    Small town living in this 2 bedroom 1.5 sty home in Addison. This home has lots of windows and is very cheerful. Features include a large entry hall, living room, dining room and eat-in kitchen on the first floor. Two nice-sized bedrooms and a full bath on the second floor. Newer oil hot water boiler. Sit on the back porch which looks over a nice rear yard. There is newer metal roof and a driveway with room for for multiple cars. This home is about 3 minutes from the Yough Lake. Lease a dock and use this for your country retreat.

21. 2018-07-19
    listed $59,900
22. 2017-10-19
    listed $69,000
23. 2017-08-28
    historical
24. 2017-08-14
    listed $79,900

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$562/yr (+$47/mo · 81.2%)

ⓘ 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 2/10 Low 6 d/yr ≥90°F today · 16 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: $11,264
• − Mortgage interest: −$6,442
• − Property taxes: −$692
• − Insurance: −$575
• − Repairs & maintenance: −$901
• − Management: −$901
• − Depreciation: −$3,345
• Taxable loss: −$1,593
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $777/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: Turkeyfoot Valley Area SD
• NCES district ID: 4223880
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $36,899
• Composite: 39.59/100
• National rank: #8059
• State rank: #473 of 658 in PA

Livability — Addison

• Score: 62/100
• State rank: #1350
• US rank: #16729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addison, PA
• City population: 685
• Population (ZIP): 685

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 (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 0.82%
• Current HPI: 171.4673
• 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

+56.4% since first listed

9 events — show timeline

• 2026-05-12 Listed $125,000 West Penn MLS
• 2026-05-12 Listed $125,000 NCWVREIN
• 2018-10-25 Sold (Public Records) $57,900 Public Records
• 2018-10-25 Sold (MLS) $57,900 West Penn MLS
• 2018-10-25 Sold (MLS) $57,900 CSMLS
• 2018-07-19 Listed $59,900 West Penn MLS
• 2017-10-19 Listed $69,000 West Penn MLS
• 2017-08-28 Delisted — West Penn MLS
• 2017-08-14 Listed $79,900 West Penn MLS

Property tax history

+1.4%/yr

Latest (2026): $692 · +3.1% YoY. Source: county tax records.