27 Manor Dr · Smith, PA 15019

$58,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 36 Days on market

Built 2022 Good condition ↓ 13% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Step into comfort at 27 Manor Drive, a charming home located in a quiet rural setting that perfectly balances modern living with small-town charm. Built in 2022, this home is move-in ready with low-maintenance living. Inside, you'll find three bedrooms and two full bathrooms, making this an ideal space for a small family, couple, or anyone seeking a manageable and efficient home layout. The home features a functional open floor plan and comes complete with all-new appliances, ensuring convenience and energy efficiency from day one. Enjoy relaxing outdoors on the 10x10 front porch, the perfect spot for morning coffee or evening conversations. A set of back door steps provides easy access to the yard, where you'll also find a 10x15 shed—a versatile space ideal for storing tools, outdoor equipment, bicycles, or seasonal décor. Additional peace of mind comes with the transferable warranty, giving you added confidence in your investment. 27 Manor Drive is ready to welcome you home!

Key facts

• Bright open layout
• Spacious front porch
• 2 parking spots

Tags

• SPACIOUS FRONT PORCH
• BACKYARD FOR ENTERTAINING
• BRIGHT OPEN LAYOUT

Property features AI

Exterior

• Parking: Assigned parking; 2 total parking spaces
• Utilities: Public water; Public sewer
• Construction: Asphalt roof
• Exterior features: Lot size: 1200 (dimension value)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Burgettstown Area SD (rural): math 22% / reading 48% proficiency, ranked #411 of 539 in PA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($401 loan paydown + $2k appreciation (3.6% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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

Questions for the listing agent

1. It's been on market 36 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. 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.
4. 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.
5. 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: 1.69% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.82%
• DSCR: 2.37
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.18×
• Total profit: $35,374
• Equity at exit: $28,029

10-year hold

• IRR: 37.1%
• Equity multiple: 6.32×
• Total profit: $86,473
• Equity at exit: $44,776

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 15019

• Home prices YoY: 2.1%
• Active inventory: 25
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $417

Break-even live

Break-even rent $450

Max offer price $58,000

Occupancy floor 52%

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: —

Listing history 18 events

1. 2026-06-18
   days on market $58,000 Active 36 DOM
2. 2026-06-17
   days on market $58,000 Active 35 DOM
3. 2026-06-16
   days on market $58,000 Active 34 DOM
4. 2026-06-15
   days on market $58,000 Active 33 DOM
5. 2026-06-13
   days on market $58,000 Active 31 DOM
6. 2026-06-12
   days on market $58,000 Active 30 DOM
7. 2026-06-09
   days on market $58,000 Active 27 DOM
8. 2026-06-08
   days on market $58,000 Active 26 DOM
9. 2026-06-08
   days on market $58,000 Active 25 DOM
10. 2026-06-04
    days on market $58,000 Active 21 DOM
11. 2026-06-02
    days on market $58,000 Active 20 DOM
12. 2026-06-01
    days on market $58,000 Active 19 DOM
13. 2026-05-31
    days on market $58,000 Active 18 DOM
14. 2026-05-11
    listed $58,000 Active 700-char remark
15. 2026-01-13
    listed $60,000 Active
16. 2025-12-31
    historical Expired

    Show marketing remark (1004 chars)

    Step into comfort at 27 Manor Drive, a charming home located in a quiet rural setting that perfectly balances modern living with small-town charm. Built in 2022, this home is move-in ready with low-maintenance living. Inside, you'll find three bedrooms and two full bathrooms, making this an ideal space for a small family, couple, or anyone seeking a manageable and efficient home layout. The home features a functional open floor plan and comes complete with all-new appliances, ensuring convenience and energy efficiency from day one. Enjoy relaxing outdoors on the 10x10 front porch, the perfect spot for morning coffee or evening conversations. A set of back door steps provides easy access to the yard, where you'll also find a 10x15 shed—a versatile space ideal for storing tools, outdoor equipment, bicycles, or seasonal décor. Additional peace of mind comes with the transferable warranty, giving you added confidence in your investment. 27 Manor Drive is ready to welcome you home!

17. 2025-09-01
    price $65,000

    Show marketing remark (1004 chars)

    Step into comfort at 27 Manor Drive, a charming home located in a quiet rural setting that perfectly balances modern living with small-town charm. Built in 2022, this home is move-in ready with low-maintenance living. Inside, you'll find three bedrooms and two full bathrooms, making this an ideal space for a small family, couple, or anyone seeking a manageable and efficient home layout. The home features a functional open floor plan and comes complete with all-new appliances, ensuring convenience and energy efficiency from day one. Enjoy relaxing outdoors on the 10x10 front porch, the perfect spot for morning coffee or evening conversations. A set of back door steps provides easy access to the yard, where you'll also find a 10x15 shed—a versatile space ideal for storing tools, outdoor equipment, bicycles, or seasonal décor. Additional peace of mind comes with the transferable warranty, giving you added confidence in your investment. 27 Manor Drive is ready to welcome you home!

18. 2025-08-04
    listed $67,000 Active

    Show marketing remark (1004 chars)

    Step into comfort at 27 Manor Drive, a charming home located in a quiet rural setting that perfectly balances modern living with small-town charm. Built in 2022, this home is move-in ready with low-maintenance living. Inside, you'll find three bedrooms and two full bathrooms, making this an ideal space for a small family, couple, or anyone seeking a manageable and efficient home layout. The home features a functional open floor plan and comes complete with all-new appliances, ensuring convenience and energy efficiency from day one. Enjoy relaxing outdoors on the 10x10 front porch, the perfect spot for morning coffee or evening conversations. A set of back door steps provides easy access to the yard, where you'll also find a 10x15 shed—a versatile space ideal for storing tools, outdoor equipment, bicycles, or seasonal décor. Additional peace of mind comes with the transferable warranty, giving you added confidence in your investment. 27 Manor Drive is ready to welcome you home!

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $622 · $52/mo
• Expected delta: +$295/yr (+$25/mo · 90.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,737
• − Mortgage interest: −$3,249
• − Property taxes: −$327
• − Insurance: −$290
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$1,687
• Taxable income: $4,306
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $3,972/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready 2022 manufactured home offers modern comfort and great outdoor space. It is in good condition with minimal maintenance required.

Value-add opportunities

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both interior updates — Updating interior elements can make the home more appealing to potential buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both interior updates — Updating interior elements can make the home more appealing to potential buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Burgettstown Area SD
• NCES district ID: 4204500
• Math proficiency: 22% ▼ -20.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $49,509
• Composite: 30.2/100
• National rank: #6310
• State rank: #411 of 539 in PA

Livability — Smith

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Joffre, PA
• Population (ZIP): 1,236

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Danish 6% Romanian 5% Serbian 3%
• Languages at home: 99% English-only · Spanish 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: ▲ 3.59%
• Current HPI: 175.8946
• 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

-13.4% since first listed

5 events — show timeline

• 2026-05-11 Listed $58,000 West Penn MLS
• 2026-01-13 Listed $60,000 West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-09-01 Price Changed $65,000 West Penn MLS
• 2025-08-04 Listed $67,000 West Penn MLS

Property tax history

+5.9%/yr

Latest (2026): $327 · +9.3% YoY. Source: county tax records.