110 Garretts Run Rd · Manorville, PA 16201

$99,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 133 Days on market

Built 1900 7,492 sqft lot $118/sqft · 14% below area Est $167k · 41% 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).

• Cash flow +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy 4 bedroom, 1 bathroom raised ranch is ready for it's new homeowners! Enjoy the convenience of single-story living. Newer decking, roof, hickory cabinets, granite countertops and more. Off-street parking and a large level lot. Enjoy the covered back deck or entertain at the outdoor fire pit that backs up to a peaceful stream. This home is move-in ready! Schedule your showing today!

Key facts

• Newer decking
• Single-story living
• Large level lot

Tags

• SINGLE-STORY LIVING
• NEWER DECKING
• HICKORY CABINETS
• GRANITE COUNTERTOPS
• OFF-STREET PARKING
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $65 ($776/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 $87k (11.7% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#691 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D-, amenities F, commute F.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $99k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 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?
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: 0.88% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (median comp): $167,270
• List price: $99,000
• Delta: -40.81%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $58,015
• Equity at exit: $89,187

10-year hold

• IRR: 23.1%
• Equity multiple: 7.04×
• Total profit: $167,559
• Equity at exit: $192,335

Cash invested: $27,720 (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 16201

• Home prices YoY: 10.0%
• Active inventory: 31
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $65

Break-even live

Break-even rent $792

Max offer price $99,000

Occupancy floor 88%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-09
   status Active 393-char remark

   Show marketing remark (393 chars)

   This cozy 4 bedroom, 1 bathroom raised ranch is ready for it's new homeowners! Enjoy the convenience of single-story living. Newer decking, roof, hickory cabinets, granite countertops and more. Off-street parking and a large level lot. Enjoy the covered back deck or entertain at the outdoor fire pit that backs up to a peaceful stream. This home is move-in ready! Schedule your showing today!

2. 2026-05-07
   historical Contingent 393-char remark

   Show marketing remark (393 chars)

   This cozy 4 bedroom, 1 bathroom raised ranch is ready for it's new homeowners! Enjoy the convenience of single-story living. Newer decking, roof, hickory cabinets, granite countertops and more. Off-street parking and a large level lot. Enjoy the covered back deck or entertain at the outdoor fire pit that backs up to a peaceful stream. This home is move-in ready! Schedule your showing today!

3. 2026-03-10
   price $99,000 393-char remark

   Show marketing remark (393 chars)

   This cozy 4 bedroom, 1 bathroom raised ranch is ready for it's new homeowners! Enjoy the convenience of single-story living. Newer decking, roof, hickory cabinets, granite countertops and more. Off-street parking and a large level lot. Enjoy the covered back deck or entertain at the outdoor fire pit that backs up to a peaceful stream. This home is move-in ready! Schedule your showing today!

4. 2026-01-09
   listed $110,000 Active 393-char remark

   Show marketing remark (393 chars)

   This cozy 4 bedroom, 1 bathroom raised ranch is ready for it's new homeowners! Enjoy the convenience of single-story living. Newer decking, roof, hickory cabinets, granite countertops and more. Off-street parking and a large level lot. Enjoy the covered back deck or entertain at the outdoor fire pit that backs up to a peaceful stream. This home is move-in ready! Schedule your showing today!

5. 2007-09-04
   soldstatus $64,500
6. 2007-05-07
   soldstatus $23,000 179-char remark

   Show marketing remark (179 chars)

   HUD Owned Property to be sold a is. Case # 442-245614. Uninsured. Cash, Conventional, or 203K financing available. Submit bids at www. hooksvanholm.com. Equal Housing Opportunity.

7. 1993-06-10
   soldstatus $25,000

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $1,175 · $98/mo
• Expected delta: +$389/yr (+$32/mo · 49.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,490
• − Mortgage interest: −$5,546
• − Property taxes: −$786
• − Insurance: −$495
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$2,880
• Taxable loss: −$895
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $991/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — Manorville

• Score: 71/100
• State rank: #691
• US rank: #6788

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 446
• Population (ZIP): 16,734

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.52%
• Current HPI: 270.2649
• 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

+296.0% since first listed

7 events — show timeline

• 2026-05-09 Relisted — West Penn MLS
• 2026-05-07 Contingent — West Penn MLS
• 2026-03-10 Price Changed $99,000 West Penn MLS
• 2026-01-09 Listed $110,000 West Penn MLS
• 2007-09-04 Sold (Public Records) $64,500 Public Records
• 2007-05-07 Sold (MLS) $23,000 AVBREALTORS
• 1993-06-10 Sold (Public Records) $25,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $786 · +0.0% YoY. Source: county tax records.