152 E Garrett St · Somerset, PA 15501

$64,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 233 Days on market

Built 1940 4,356 sqft lot $48/sqft · 43% below area Est $114k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

Key facts

• Covered front porch
• Fenced in rear yard
• Updated kitchen

Tags

• COVERED FRONT PORCH
• OFF STREET DRIVEWAY PARKING
• DETACHED GARAGE
• FENCED IN REAR YARD
• UPDATED KITCHEN
• GAS FORCED AIR HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.3% in Somerset — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,031 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B+; Watch: amenities F, commute F, employment D-.
• Somerset Area SD (town): math 40% / reading 61% proficiency, ranked #185 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.66% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.0

CMA / ARV

• ARV (median comp): $113,559
• List price: $64,900
• Delta: -42.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 W Sanner St	0.15mi	4/2.0 (+1)	1,337 (-0%)	2mo	$137,500	$103	81
534 S Center Ave	0.10mi	3/1.0	1,248 (-7%)	8mo	$120,000	$96	77
540 S Center Ave	0.09mi	3/1.0	1,416 (+5%)	12mo	$115,000	$81	77
318 S Park Ave	0.30mi	3/1.0	1,344 (0%)	13mo	$29,000	$22	75
616 S Park Ave	0.27mi	3/2.0	1,268 (-6%)	8mo	$50,100	$40	67
202 Fuller St	0.57mi	3/1.0	1,400 (+4%)	2mo	$33,000	$24	65
354 West Garrett St	0.41mi	3/1.0	1,183 (-12%)	10mo	$125,000	$106	52
344 W Garrett St	0.38mi	3/2.0	1,537 (+14%)	5mo	$168,000	$109	50
211 N Vincent Ave	0.73mi	3/2.0	1,492 (+11%)	4mo	$175,000	$117	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $9,060
• Equity at exit: $9,677

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $33,304
• Equity at exit: $5,611

Cash invested: $18,172 (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 15501

• Home prices YoY: -21.2%
• Active inventory: 98
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $306

Break-even live

Break-even rent $687

Max offer price $64,900

Occupancy floor 67%

Sensitivity live

Price	-10% $343	-5% $325	+0% $306	+5% $288	+10% $269
Rent	-10% $221	-5% $264	+0% $306	+5% $349	+10% $391
Rate	-1.0pp $339	-0.5pp $323	base $306	+0.5pp $289	+1.0pp $272

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
390 W Race St Somerset, PA	3.0	2.0	1653	$1,075	$0.65	44d	1	0.50mi

Listing history 23 events

1. 2026-05-11
   status Active 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

2. 2026-05-11
   price $64,900 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

3. 2026-02-05
   historical Contingent 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

4. 2026-01-05
   price $67,900 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

5. 2025-12-03
   price $69,900 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

6. 2025-11-13
   price $74,900 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

7. 2025-10-23
   price $79,900 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

8. 2025-10-06
   listed $84,900 Active 281-char remark

   Show marketing remark (281 chars)

   Great 3 bedroom with covered front porch, off street driveway parking, detached garage and fenced in rear yard. Hardwood floors throughout, updated kitchen with peninsila and wood cabinets, wood trim throughout, gas forced air heat and gas hot water. Being sold in as-is condition.

9. 2025-08-01
   price $79,900
10. 2025-07-22
    price $89,900
11. 2025-07-07
    price $94,900
12. 2025-06-23
    price $99,900
13. 2025-06-10
    listed $104,900 Active
14. 2025-04-18
    historical Contingent
15. 2025-04-15
    price $109,900
16. 2025-03-25
    price $114,900
17. 2025-03-05
    price $119,900
18. 2025-02-13
    price $129,900
19. 2025-01-31
    price $134,900
20. 2025-01-13
    price $144,900
21. 2024-12-30
    price $154,900
22. 2024-12-16
    listed $159,900 Active
23. 1994-07-01
    soldstatus $62,600

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,900
• − Mortgage interest: −$3,635
• − Property taxes: −$2,108
• − Insurance: −$324
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,888
• Taxable income: $2,880
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $2,983/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: Somerset Area SD
• NCES district ID: 4221840
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $43,226
• Composite: 42.47/100
• National rank: #3216
• State rank: #185 of 539 in PA

Livability — Somerset

• Score: 66/100
• State rank: #1031
• US rank: #11472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerset, PA
• Population (ZIP): 16,447

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 (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Italian 1% Slovak 1%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 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: ▼ -43.42%
• Current HPI: 160.9752
• 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

+3.7% since first listed

23 events — show timeline

• 2026-05-11 Relisted — West Penn MLS
• 2026-05-11 Price Changed $64,900 West Penn MLS
• 2026-02-05 Contingent — West Penn MLS
• 2026-01-05 Price Changed $67,900 West Penn MLS
• 2025-12-03 Price Changed $69,900 West Penn MLS
• 2025-11-13 Price Changed $74,900 West Penn MLS
• 2025-10-23 Price Changed $79,900 West Penn MLS
• 2025-10-06 Listed $84,900 West Penn MLS
• 2025-08-01 Price Changed $79,900 West Penn MLS
• 2025-07-22 Price Changed $89,900 West Penn MLS
• 2025-07-07 Price Changed $94,900 West Penn MLS
• 2025-06-23 Price Changed $99,900 West Penn MLS
• 2025-06-10 Listed $104,900 West Penn MLS
• 2025-04-18 Contingent — West Penn MLS
• 2025-04-15 Price Changed $109,900 West Penn MLS
• 2025-03-25 Price Changed $114,900 West Penn MLS
• 2025-03-05 Price Changed $119,900 West Penn MLS
• 2025-02-13 Price Changed $129,900 West Penn MLS
• 2025-01-31 Price Changed $134,900 West Penn MLS
• 2025-01-13 Price Changed $144,900 West Penn MLS
• 2024-12-30 Price Changed $154,900 West Penn MLS
• 2024-12-16 Listed $159,900 West Penn MLS
• 1994-07-01 Sold (Public Records) $62,600 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,108 · +2.9% YoY. Source: county tax records.