Mansion 412SC Wellington Estates Plan

Murrysville, PA 15632

$97,000D

3 bd · 2.0 ba · 1,200 sqft · Built — · Manufactured · Active · 155 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,625/mo
• Mortgage (P&I): −$142
• Tax + insurance: −$45
• HOA: −$0
• Vac / Maint / Mgmt: −$341
• Net cashflow: $1,096/mo
• Annual: $13,156/yr
• Cap rate: 54.71%
• Cash-on-cash: 172.93%
• DSCR: 8.69
• 1% rule: 5.98%
• Cash to close: $7,608

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $97k. Condition is rated fair.
• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• It's been on market 155 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $188 of loan paydown is wiped out by about $815 of value loss. Plan a longer hold.
• Location reads 75/100 on livability (#472 in PA, #4,346 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Kiski Area SD (suburban): math 33% / reading 60% proficiency, ranked #247 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kiski Area South Primary Sch (math 57% / reading 72%, grade B, #249 of 1,518 statewide, top 19%, 289 students, 47% FRL); Kiski Area Ihs (math 20% / reading 56%, grade F, #283 of 512 statewide, top 57%, 543 students, 56% FRL); Kiski Area Hs (math 58%, 1,126 students, 31% FRL).
• Market conditions: 48 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• Westmoreland County population projected at -19% 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• Cap rate 54.7% vs local median 1.9% in Murrysville — 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.

Questions for listing agent

• It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-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?
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: Kitchen cabinets — No photos of kitchen
• Major: Bathroom fixtures — No photos of bathrooms
• Major: Exterior siding — No photos of exterior
• Major: Flooring — No photos of flooring
• Major: Interior walls/paint — No photos of interior walls/paint
• Major: Windows — No photos of windows