Clayton Harborview - Clear Choice Plan · East Huntingdon, PA 15863

$85,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 55 Days on market

Excellent condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Welcome to this brand new 3-bedroom, 2-bathroom home located in the desirable Hilltop community in Scottdale, PA. Offering 1,140 square feet of thoughtfully designed living space, this home combines modern finishes with a functional layout perfect for comfortable everyday living. The open-concept design seamlessly connects the living room, kitchen, and dining area, creating a bright and inviting atmosphere. The kitchen features contemporary cabinetry and ample counter space, ideal for cooking and entertaining. The spacious primary bedroom includes a private en-suite bathroom, while two additional bedrooms provide flexibility for guests, family, or a home office. Situated in a well-maintaine

Key facts

• Listed 55 days

Property features AI

Finance

• Other: Address listed as Clayton Harborview - Clear Choice Plan, Scottdale, PA 15863; Status: Active
• Financial info: List price $85,000

Exterior

• Utilities: Has heating; Has cooling
• Home design: Plan: Clayton Harborview - Clear Choice
• Construction: Living area approximately 1,140
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Other heating; Cooling (other)
• Interior features: 2 total bathrooms

🏗️ New construction. The $85,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $69,966.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (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.
• Southmoreland SD (suburban): math 29% / reading 51% proficiency, ranked #359 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.43%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $69,966
• List price: $85,000
• Delta: 21.49%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Roundtop Cir	0.09mi	3/2.0	1,152 (+1%)	11mo	$75,900	$66	85

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: 28.6%
• Equity multiple: 2.62×
• Total profit: $31,763
• Equity at exit: $31,460

10-year hold

• IRR: 29.1%
• Equity multiple: 5.11×
• Total profit: $80,427
• Equity at exit: $48,483

Cash invested: $19,591 (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 15863

• Active inventory: 2
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,049/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $366

Break-even live

Break-even rent $612

Max offer price $69,966

Occupancy floor 61%

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: $17,492
• Closing costs: $2,099
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 55 DOM
2. 2026-06-17
   days on market $85,000 Active 54 DOM
3. 2026-06-16
   days on market $85,000 Active 53 DOM
4. 2026-06-15
   days on market $85,000 Active 52 DOM
5. 2026-06-13
   days on market $85,000 Active 50 DOM
6. 2026-06-12
   days on market $85,000 Active 49 DOM
7. 2026-06-09
   days on market $85,000 Active 46 DOM
8. 2026-06-08
   days on market $85,000 Active 45 DOM
9. 2026-06-08
   days on market $85,000 Active 44 DOM
10. 2026-06-07
    days on market $85,000 Active 43 DOM
11. 2026-06-04
    days on market $85,000 Active 40 DOM
12. 2026-06-02
    days on market $85,000 Active 39 DOM
13. 2026-06-01
    days on market $85,000 Active 38 DOM
14. 2026-05-31
    days on market $85,000 Active 37 DOM
15. 2026-04-24
    listed $85,000 Active 884-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $12,906
• − Mortgage interest: −$3,919
• − Property taxes: −$1,049
• − Insurance: −$350
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,035
• Taxable income: $3,487
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,557/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 · 11 photos

Excellent 100/100 None rehab

This brand new 3-bedroom, 2-bathroom home in the Hilltop community of Scottdale, PA, is in excellent condition with no visible repairs or maintenance needed. It offers modern finishes and a functional layout, making it an ideal choice for comfortable everyday living. The home's curb appeal and interior condition are already excellent, with potential for further value-adding improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and adding curb appeal features — Enhances the home's visual appeal and can attract more buyers/renters.
• Both Adding smart home features — Improves convenience and can be a selling point for buyers.
• Both Upgrading appliances — Modern appliances can increase the home's value and attract more buyers/renters.
• Both Adding a small patio or deck — Can increase outdoor living space and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and adding curb appeal features — Enhances the home's visual appeal and can attract more buyers/renters. ↑
• Both Adding smart home features — Improves convenience and can be a selling point for buyers. ↑
• Both Upgrading appliances — Modern appliances can increase the home's value and attract more buyers/renters. ↑
• Both Adding a small patio or deck — Can increase outdoor living space and add value to the home. ↑

ⓘ 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: Southmoreland SD
• NCES district ID: 4222410
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 51% ▼ -19.00%
• Median HH income: $43,274
• Composite: 33.76/100
• National rank: #5368
• State rank: #359 of 539 in PA

Livability — East Huntingdon

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

Census & demographics

• Population (ZIP): 135

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Danish 2% Iranian 2%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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