316 Allegheny St · Boswell, PA 15531

$124,900

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 45 Days on market

Built 1938 6,098 sqft lot Est $146k · 14% under

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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 +24.8/30.0
• ARV discount +14.0/15.0
• DSCR +8.0/10.0
• Appreciation +6.2/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautifully updated two-story home combines modern style with everyday functionality, featuring a neutral color palette and quality finishes throughout. There is so much to love here! The interior has significant upgrades, including new flooring, a 200-amp electrical service, modern light fixtures, a fully renovated first-floor half bath, and more. A versatile bonus room off the living room offers the perfect potential for a home office, a bright playroom, or a cozy sitting room. Upstairs, you'll find three spacious bedrooms and a large full bathroom with a beautiful new vanity and lighted mirror. The exterior is equally impressive, offering a fully fenced-in yard, durable vinyl siding, and both front and rear covered porches perfect for relaxation. The property also includes a detached two-car garage equipped with a long-lasting metal roof. There is a full basement, which is perfect for extra storage space. Located in North Star School District, this home offers low taxes and convenient access to local schools and Route 219 for an easy commute to Somerset or Johnstown. Home sweet home!

Key facts

• Durable vinyl siding
• Significant upgrades
• Versatile bonus room

Tags

• UPDATED TWO STORY HOME
• SIGNIFICANT UPGRADES
• VERSATILE BONUS ROOM
• FULLY FENCED IN YARD
• DURABLE VINYL SIDING
• FRONT AND REAR COVERED PORCHES

Property features AI

Exterior

• Parking: Detached garage; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story property; Vinyl siding; Asphalt roof; Resale condition
• Construction: Built with vinyl siding; Asphalt shingle roof
• Exterior features: 0.14 acre lot

Interior

• Kitchen: Refrigerator
• Flooring: Ceramic tile; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas hot water heating; Wall cooling unit(s)
• Interior features: Multi-pane windows with screens; Unfinished walk-up basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#917 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• North Star SD (rural): math 38% / reading 60% proficiency, ranked #209 of 539 in PA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $4k of equity ($864 loan paydown + $3k appreciation (2.5% 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 (2.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $72k; list at $125k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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 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?
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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $145,824
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Ohio St	0.15mi	3/1.0	1,344 (-14%)	8mo	$65,000	$48	63
518 Quemahoning St	0.30mi	2/1.5 (-1)	1,584 (+1%)	22mo	$120,000	$76	60
139 Cessna Hill Rd	0.53mi	4/2.0 (+1)	1,512 (-4%)	2mo	$175,000	$116	59
213 Ohio St	0.13mi	4/2.0 (+1)	1,374 (-12%)	10mo	$150,000	$109	56
128 Cessna Hill Rd	0.58mi	3/1.5	1,494 (-5%)	10mo	$111,300	$74	54
516 Stonycreek St	0.26mi	4/2.0 (+1)	1,470 (-6%)	23mo	$136,000	$93	49
655 Rose Rd	0.64mi	3/2.0	1,344 (-14%)	14mo	$195,000	$145	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.82×
• Total profit: $28,547
• Equity at exit: $52,650

10-year hold

• IRR: 16.8%
• Equity multiple: 3.35×
• Total profit: $82,207
• Equity at exit: $78,509

Cash invested: $34,972 (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 15531

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $264

Break-even live

Break-even rent $991

Max offer price $124,900

Occupancy floor 75%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $124,900 Pending 45 DOM
2. 2026-06-08
   days on market $124,900 Contingent 45 DOM
3. 2026-06-07
   days on market $124,900 Contingent 44 DOM
4. 2026-06-03
   days on market $124,900 Contingent 40 DOM
5. 2026-06-02
   days on market $124,900 Contingent 39 DOM
6. 2026-06-01
   days on market $124,900 Contingent 38 DOM
7. 2026-05-31
   days on market $124,900 Contingent 37 DOM
8. 2026-05-30
   days on market $124,900 Contingent 36 DOM
9. 2026-05-01
   status Pending 1109-char remark

   Show marketing remark (1109 chars)

   This beautifully updated two-story home combines modern style with everyday functionality, featuring a neutral color palette and quality finishes throughout. There is so much to love here! The interior has significant upgrades, including new flooring, a 200-amp electrical service, modern light fixtures, a fully renovated first-floor half bath, and more. A versatile bonus room off the living room offers the perfect potential for a home office, a bright playroom, or a cozy sitting room. Upstairs, you'll find three spacious bedrooms and a large full bathroom with a beautiful new vanity and lighted mirror. The exterior is equally impressive, offering a fully fenced-in yard, durable vinyl siding, and both front and rear covered porches perfect for relaxation. The property also includes a detached two-car garage equipped with a long-lasting metal roof. There is a full basement, which is perfect for extra storage space. Located in North Star School District, this home offers low taxes and convenient access to local schools and Route 219 for an easy commute to Somerset or Johnstown. Home sweet home!

10. 2026-04-28
    historical Contingent
11. 2026-04-24
    listed $124,900 Active 1109-char remark

    Show marketing remark (1109 chars)

    This beautifully updated two-story home combines modern style with everyday functionality, featuring a neutral color palette and quality finishes throughout. There is so much to love here! The interior has significant upgrades, including new flooring, a 200-amp electrical service, modern light fixtures, a fully renovated first-floor half bath, and more. A versatile bonus room off the living room offers the perfect potential for a home office, a bright playroom, or a cozy sitting room. Upstairs, you'll find three spacious bedrooms and a large full bathroom with a beautiful new vanity and lighted mirror. The exterior is equally impressive, offering a fully fenced-in yard, durable vinyl siding, and both front and rear covered porches perfect for relaxation. The property also includes a detached two-car garage equipped with a long-lasting metal roof. There is a full basement, which is perfect for extra storage space. Located in North Star School District, this home offers low taxes and convenient access to local schools and Route 219 for an easy commute to Somerset or Johnstown. Home sweet home!

12. 2026-04-24
    listed $124,900 Active

    Show marketing remark (1109 chars)

    This beautifully updated two-story home combines modern style with everyday functionality, featuring a neutral color palette and quality finishes throughout. There is so much to love here! The interior has significant upgrades, including new flooring, a 200-amp electrical service, modern light fixtures, a fully renovated first-floor half bath, and more. A versatile bonus room off the living room offers the perfect potential for a home office, a bright playroom, or a cozy sitting room. Upstairs, you'll find three spacious bedrooms and a large full bathroom with a beautiful new vanity and lighted mirror. The exterior is equally impressive, offering a fully fenced-in yard, durable vinyl siding, and both front and rear covered porches perfect for relaxation. The property also includes a detached two-car garage equipped with a long-lasting metal roof. There is a full basement, which is perfect for extra storage space. Located in North Star School District, this home offers low taxes and convenient access to local schools and Route 219 for an easy commute to Somerset or Johnstown. Home sweet home!

13. 2015-06-12
    historical 171-char remark

    Show marketing remark (171 chars)

    /spacious with an open floor plan. Many updates. Newer roof, siding, kitchen flooring. Plenty storage areas. Freshly painted. Hardwood floors. Close to shopping - school.

14. 2014-06-12
    listed $89,900 171-char remark

    Show marketing remark (171 chars)

    /spacious with an open floor plan. Many updates. Newer roof, siding, kitchen flooring. Plenty storage areas. Freshly painted. Hardwood floors. Close to shopping - school.

15. 2006-05-15
    soldstatus $71,500
16. 2006-05-15
    soldstatus $71,500
17. 2006-02-17
    listed $74,900

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $1,443 · $120/mo
• Expected delta: +$530/yr (+$44/mo · 58.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥90°F today · 19 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: $15,909
• − Mortgage interest: −$6,996
• − Property taxes: −$913
• − Insurance: −$624
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,633
• Taxable income: $1,197
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,884/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: North Star SD
• NCES district ID: 4210115
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $43,457
• Composite: 41.25/100
• National rank: #3528
• State rank: #209 of 539 in PA

Livability — Boswell

• Score: 68/100
• State rank: #917
• US rank: #9925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boswell, PA
• Population (ZIP): 3,625

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 12% Polish 3% Subsaharan African 3%
• Foreign-born: 1%

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: ▲ 2.50%
• Current HPI: 157.6216
• 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

+66.8% since first listed

9 events — show timeline

• 2026-05-01 Pending — CSMLS
• 2026-04-28 Contingent — West Penn MLS
• 2026-04-24 Listed $124,900 West Penn MLS
• 2026-04-24 Listed $124,900 CSMLS
• 2015-06-12 Delisted — West Penn MLS
• 2014-06-12 Listed $89,900 West Penn MLS
• 2006-05-15 Sold (Public Records) $71,500 Public Records
• 2006-05-15 Sold (MLS) $71,500 CSMLS
• 2006-02-17 Listed $74,900 CSMLS

Property tax history

+3.4%/yr

Latest (2026): $913 · +3.4% YoY. Source: county tax records.