44 Adams Dr · Fox Chapel, PA 15024

$58,000

2 bd · 1.5 ba · 1,080 sqft · Manufactured public records · 40 Days on market

Built 2012 Est $89k · 35% under

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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
• Schools +6.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile Home For Sale-Handicap Accessible 44 Adams Drive, Cheswick, PA 15024 Located in the Fox Chapel Village * * Must pass background check and qualify with FCV 2 Bedrooms, 1 Bathroom Parking Pad for 2 vehicles Fox Chapel School District $58,000 Lot Rent is currently $525- Trash included Owner pays electric, propane, and water. * New Roof - New Furnace & amp; AC & amp; New Carpet

Key facts

• New furnace
• New carpet
• New ac

Tags

• PARKING PAD FOR 2 VEHICLES
• NEW ROOF
• NEW FURNACE
• NEW AC
• NEW CARPET

🏷️ Possibly a rental listed for sale. The $58,000 price doesn't fit this home's estimated sale value (~$88,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.5% vs local median 0.6% in Fox Chapel — 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 70/100 on livability (#764 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Fox Chapel Area SD (suburban): math 73% / reading 85% proficiency, ranked #7 of 539 in PA (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Recommended offer $56,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.16% ✓
• Cap rate: 36.55%
• Cash-on-cash: 108.05%
• DSCR: 5.81
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $88,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Greene Dr	0.11mi	3/2.0 (+1)	1,216 (+13%)	2mo	$100,000	$82	66

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: —
• Equity multiple: 6.16×
• Total profit: $83,798
• Equity at exit: $8,648

10-year hold

• IRR: —
• Equity multiple: 12.89×
• Total profit: $193,152
• Equity at exit: $5,015

Cash invested: $16,240 (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 15024

• Home prices YoY: -9.2%
• Active inventory: 32
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,415 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $1,462

Break-even live

Break-even rent $564

Max offer price $58,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,495	-5% $1,479	+0% $1,462	+5% $1,446	+10% $1,429
Rent	-10% $1,271	-5% $1,367	+0% $1,462	+5% $1,558	+10% $1,653
Rate	-1.0pp $1,491	-0.5pp $1,477	base $1,462	+0.5pp $1,447	+1.0pp $1,432

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Fox Chase Dr Cheswick, PA	2.0–3.0	2.0–3.0	1765	$2,415	$1.37	2d	1	0.96mi

Listing history 14 events

1. 2026-06-21
   days on market $58,000 Active 40 DOM
2. 2026-06-18
   days on market $58,000 Active 37 DOM
3. 2026-06-17
   days on market $58,000 Active 36 DOM
4. 2026-06-16
   days on market $58,000 Active 35 DOM
5. 2026-06-15
   days on market $58,000 Active 34 DOM
6. 2026-06-13
   days on market $58,000 Active 32 DOM
7. 2026-06-09
   days on market $58,000 Active 28 DOM
8. 2026-06-08
   days on market $58,000 Active 27 DOM
9. 2026-06-07
   days on market $58,000 Active 26 DOM
10. 2026-06-03
    days on market $58,000 Active 22 DOM
11. 2026-06-02
    days on market $58,000 Active 21 DOM
12. 2026-06-01
    days on market $58,000 Active 20 DOM
13. 2026-05-31
    days on market $58,000 Active 19 DOM
14. 2026-05-12
    listed $58,000 Active 396-char remark

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,980
• − Mortgage interest: −$3,249
• − Property taxes: −$1,407
• − Insurance: −$290
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$1,687
• Taxable income: $17,710
• Est. tax owed @ 24.0%: −$4,250
• After-tax cash flow: $13,297/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: Fox Chapel Area SD
• NCES district ID: 4210070
• Math proficiency: 73% ▼ -5.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $73,326
• Composite: 69.02/100
• National rank: #324
• State rank: #7 of 539 in PA

Livability — Fox Chapel

• Score: 70/100
• State rank: #764
• US rank: #7632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,000
• Population (ZIP): 9,192

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 3% Black 2%
• Common ancestry: Romanian 11% Italian 2% Lithuanian 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 94% English-only · Chinese 2% Other Indo-European 2%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.38%
• Current HPI: 248.9181
• 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

1 event — show timeline

• 2026-05-12 Listed $58,000 FSBO.com

Property tax history

+1.7%/yr

Latest (2026): $1,407 · +1.6% YoY. Source: county tax records.