186 Rose Ave · Washington, PA 15301

$34,900

3 bd · 1.5 ba · 924 sqft · Manufactured public records · 40 Days on market

Built 2016 Est $44k · 21% 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 +4.3/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready 3 Bed, 2 Bath Home & acirc; & euro; & ldquo; Updated Throughout & acirc; & euro; & ldquo; Affordable Living Well-maintained 2016 manufactured home offering 3 bedrooms and 2 full bathrooms in a convenient Washington County location. This home has been recently updated and is truly move-in ready. Improvements include brand new flooring throughout, fresh interior paint, and a new AC split system installed in 2025. A new storm door has also been added, and a storage shed is included for additional space. The home features an open-concept living and kitchen area, creating a functional and comfortable layout. The primary bedroom includes a private full bath

Key facts

• Updated throughout
• New ac split system
• New flooring

Tags

• MOVE IN READY
• UPDATED THROUGHOUT
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW AC SPLIT SYSTEM
• NEW STORM DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.4% vs local median 2.8% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Trinity North El Sch (math 42% / reading 52%, grade D-, #737 of 1,518 statewide, top 52%, 380 students, 64% FRL); Trinity Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 738 students, 44% FRL); Trinity Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,093 students, 38% FRL) — zoned schools average 49% FRL vs 27% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 164 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,853 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.56% ✓
• Cap rate: 32.38%
• Cash-on-cash: 93.18%
• DSCR: 5.15
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $44,352
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Castle Rd	0.37mi	2/1.0 (-1)	952 (+3%)	9mo	$14,000	$15	64
307 Castle Rd	0.52mi	3/2.0	1,056 (+14%)	6mo	$51,000	$48	44
147 Castle Rd	0.36mi	2/2.0 (-1)	832 (-10%)	23mo	$48,500	$58	41

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.66×
• Total profit: $16,250
• Equity at exit: $5,204

10-year hold

• IRR: 45.4%
• Equity multiple: 5.55×
• Total profit: $44,464
• Equity at exit: $3,018

Cash invested: $9,772 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 164
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $332

Break-even live

Break-even rent $822

Max offer price $34,900

Occupancy floor 68%

Sensitivity live

Price	-10% $352	-5% $342	+0% $332	+5% $322	+10% $312
Rent	-10% $234	-5% $283	+0% $332	+5% $381	+10% $430
Rate	-1.0pp $350	-0.5pp $341	base $332	+0.5pp $323	+1.0pp $314

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $34,900 Active 40 DOM
2. 2026-06-18
   days on market $34,900 Active 37 DOM
3. 2026-06-17
   days on market $34,900 Active 36 DOM
4. 2026-06-16
   days on market $34,900 Active 35 DOM
5. 2026-06-15
   days on market $34,900 Active 34 DOM
6. 2026-06-13
   days on market $34,900 Active 32 DOM
7. 2026-06-13
   days on market $34,900 Active 31 DOM
8. 2026-06-09
   days on market $34,900 Active 28 DOM
9. 2026-06-08
   days on market $34,900 Active 27 DOM
10. 2026-06-07
    days on market $34,900 Active 26 DOM
11. 2026-06-05
    days on market $34,900 Active 23 DOM
12. 2026-06-03
    days on market $34,900 Active 22 DOM
13. 2026-06-02
    days on market $34,900 Active 21 DOM
14. 2026-06-01
    days on market $34,900 Active 20 DOM
15. 2026-05-31
    days on market $34,900 Active 19 DOM
16. 2026-05-12
    listed $34,900 Active 862-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: $304 · $25/mo
• Projected year-2 tax: $428 · $36/mo
• Expected delta: +$124/yr (+$10/mo · 40.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,911
• − Mortgage interest: −$1,955
• − Property taxes: −$304
• − Insurance: −$5,293
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,015
• Taxable income: $3,958
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $3,037/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: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 106,469 people
• City population: 50,348
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• Metro: Pittsburgh, PA
• 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 $34,900 FSBO.com

Property tax history

+3.0%/yr

Latest (2026): $304 · +2.0% YoY. Source: county tax records.