399 Cherry St · Cherry Tree, PA 15724

$85,000

3 bd · 2.5 ba · 2,160 sqft · SingleFamily public records · 171 Days on market

Built 1940 5,645 sqft lot $39/sqft · 24% below area Est $112k · 24% under

---

Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic opportunity to own a two-unit duplex in a welcoming small-town setting. Each unit offers 2–3 bedrooms and 1 bathroom, providing flexible living and rental options. With a little TLC, this property has the potential to truly shine. Whether you’re an investor or an owner-occupant, this is a hard-to-pass-up chance to build value while enjoying the charm, pace, and community of small-town living!

Key facts

• 5,645 sq ft lot
• Built 1940
• Listed 171 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,060 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Harmony Area SD (rural): math 50% / reading 60% proficiency, ranked #335 of 658 in PA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $5k appreciation (5.6% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.53% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.09%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $111,751
• List price: $85,000
• Delta: -23.94%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

5.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.13×
• Total profit: $50,735
• Equity at exit: $51,323

10-year hold

• IRR: 31.3%
• Equity multiple: 6.37×
• Total profit: $127,793
• Equity at exit: $91,302

Cash invested: $23,800 (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 15724

• Home prices YoY: 4.2%
• Active inventory: 4
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $442

Break-even live

Break-even rent $740

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 171 DOM
2. 2026-06-17
   days on market $85,000 Active 170 DOM
3. 2026-06-16
   days on market $85,000 Active 169 DOM
4. 2026-06-15
   days on market $85,000 Active 168 DOM
5. 2026-06-13
   days on market $85,000 Active 166 DOM
6. 2026-06-12
   days on market $85,000 Active 165 DOM
7. 2026-06-09
   days on market $85,000 Active 162 DOM
8. 2026-06-08
   days on market $85,000 Active 161 DOM
9. 2026-06-08
   days on market $85,000 Active 160 DOM
10. 2026-06-05
    days on market $85,000 Active 158 DOM
11. 2026-06-04
    days on market $85,000 Active 156 DOM
12. 2026-06-02
    days on market $85,000 Active 155 DOM
13. 2026-06-01
    days on market $85,000 Active 154 DOM
14. 2026-05-31
    days on market $85,000 Active 153 DOM
15. 2025-12-29
    listed $85,000 Active 417-char remark

    Show marketing remark (417 chars)

    Fantastic opportunity to own a two-unit duplex in a welcoming small-town setting. Each unit offers 2–3 bedrooms and 1 bathroom, providing flexible living and rental options. With a little TLC, this property has the potential to truly shine. Whether you’re an investor or an owner-occupant, this is a hard-to-pass-up chance to build value while enjoying the charm, pace, and community of small-town living!

16. 2019-09-30
    historical Expired 140-char remark

    Show marketing remark (140 chars)

    2 Unit building located in Harmony School District. Both units are 3 bdrm, 1 bath -both units are presently rented Good Investment Property!

17. 2018-10-01
    listed $24,900 Active 140-char remark

    Show marketing remark (140 chars)

    2 Unit building located in Harmony School District. Both units are 3 bdrm, 1 bath -both units are presently rented Good Investment Property!

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $961 · $80/mo
• Expected delta: +$382/yr (+$32/mo · 65.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,602
• − Mortgage interest: −$4,761
• − Property taxes: −$579
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,473
• Taxable income: $4,201
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,297/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: Harmony Area SD
• NCES district ID: 4211520
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $38,411
• Composite: 47.62/100
• National rank: #4946
• State rank: #335 of 658 in PA

Livability — Cherry Tree

• Score: 66/100
• State rank: #1060
• US rank: #11990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherry Tree, PA
• Population (ZIP): 2,069

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 8% Lithuanian 3% Subsaharan African 1%
• Languages at home: 97% English-only · German/W. Germanic 2%

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: ▲ 5.60%
• Current HPI: 138.0308
• 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

+241.4% since first listed

3 events — show timeline

• 2025-12-29 Listed $85,000 West Penn MLS
• 2019-09-30 Delisted — West Penn MLS
• 2018-10-01 Listed $24,900 West Penn MLS

Property tax history

-3.4%/yr

Latest (2026): $579 · +0.1% YoY. Source: county tax records.