226 Cottage Ave · Masontown, PA 15461

$153,000

2 bd · 2.5 ba · 1,248 sqft · Manufactured public records · 231 Days on market

Built 1975 0.31 ac lot $123/sqft · 7% below area Est $165k · 7% under

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Why this score? — see what drove the D- 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 +10.7/15.0
• Cash flow +7.1/30.0
• Appreciation +5.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks MLS

This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

Key facts

• New carpet
• New hot water tank
• New flooring

Tags

• NEW KITCHEN CABINETS
• NEW COUNTERTOP
• NEW FLOORING
• NEW CARPET
• NEW BATHROOM VANITY
• NEW HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $153k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (29.9% below list).
• Recommended offer: $107k (29.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,115 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $20k; list at $153k implies a 669% gain — meaningful room to come down on a strong offer.

Recommended offer $107,205 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (median comp): $164,592
• List price: $153,000
• Delta: -7.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.86×
• Total profit: $-5,886
• Equity at exit: $57,575

10-year hold

• IRR: 2.2%
• Equity multiple: 1.29×
• Total profit: $12,289
• Equity at exit: $80,829

Cash invested: $42,840 (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 15461

• Home prices YoY: 0.8%
• Active inventory: 19
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$197 /mo · $2,368/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-217

Break-even live

Break-even rent $1,346

Max offer price $114,752

Occupancy floor —

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $153,000 Active 231 DOM
2. 2026-06-18
   days on market $153,000 Active 230 DOM
3. 2026-06-17
   days on market $153,000 Active 229 DOM
4. 2026-06-16
   days on market $153,000 Active 228 DOM
5. 2026-06-15
   days on market $153,000 Active 227 DOM
6. 2026-06-14
   days on market $153,000 Active 225 DOM
7. 2026-06-13
   days on market $153,000 Active 224 DOM
8. 2026-06-10
   days on market $153,000 Active 222 DOM
9. 2026-06-09
   days on market $153,000 Active 221 DOM
10. 2026-06-08
    days on market $153,000 Active 220 DOM
11. 2026-06-07
    days on market $153,000 Active 219 DOM
12. 2026-06-02
    days on market $153,000 Active 214 DOM
13. 2026-06-01
    days on market $153,000 Active 213 DOM
14. 2026-05-31
    days on market $153,000 Active 212 DOM
15. 2026-05-30
    days on market $153,000 Active 211 DOM
16. 2026-04-23
    status Active 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

17. 2026-03-20
    historical Contingent 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

18. 2025-10-31
    listed $153,000 Active 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

19. 2025-10-30
    historical Expired 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

20. 2025-10-16
    price $153,000 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

21. 2025-09-19
    status Active 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

22. 2025-08-16
    historical Contingent 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

23. 2025-05-23
    status Active 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

24. 2024-11-01
    listed $158,000 Active 413-char remark

    Show marketing remark (413 chars)

    This home has been upgraded with everything you could want! New kitchen cabinets, new countertop, new flooring, new carpet, new bathroom vanity, new hot water tank, recently installed central cooling, heating ductwork, plumbing, and deck. Lots of natural light. Beautiful level yard and plenty of parking. Cul-de-sac street. Tons of basement storage with the potential to finish. This could be your perfect match!

25. 2023-10-09
    status Active
26. 2023-10-09
    price $70,000
27. 2023-10-02
    historical Contingent
28. 2023-09-18
    price $80,000
29. 2023-07-28
    price $95,000
30. 2023-06-30
    listed $105,000 Active
31. 2008-08-28
    soldstatus $19,890

ⓘ 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: $2,368 · $197/mo
• Projected year-2 tax: $2,393 · $199/mo
• Expected delta: +$25/yr (+$2/mo · 1.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 18 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: $12,865
• − Mortgage interest: −$8,570
• − Property taxes: −$2,368
• − Insurance: −$765
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$4,451
• Taxable loss: −$5,348
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-1,315/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Masontown

• Score: 65/100
• State rank: #1115
• US rank: #12702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masontown, PA
• Population (ZIP): 3,624

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 9% Romanian 7% Slovak 5%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 207.2041
• 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

+669.2% since first listed

16 events — show timeline

• 2026-04-23 Relisted — West Penn MLS
• 2026-03-20 Contingent — West Penn MLS
• 2025-10-31 Listed $153,000 West Penn MLS
• 2025-10-30 Delisted — West Penn MLS
• 2025-10-16 Price Changed $153,000 West Penn MLS
• 2025-09-19 Relisted — West Penn MLS
• 2025-08-16 Contingent — West Penn MLS
• 2025-05-23 Relisted — West Penn MLS
• 2024-11-01 Listed $158,000 West Penn MLS
• 2023-10-09 Relisted — West Penn MLS
• 2023-10-09 Price Changed $70,000 West Penn MLS
• 2023-10-02 Contingent — West Penn MLS
• 2023-09-18 Price Changed $80,000 West Penn MLS
• 2023-07-28 Price Changed $95,000 West Penn MLS
• 2023-06-30 Listed $105,000 West Penn MLS
• 2008-08-28 Sold (Public Records) $19,890 Public Records

Property tax history

+19.1%/yr

Latest (2026): $2,368 · +364.6% YoY. Source: county tax records.