332 Maruca Dr · Mount Pleasant, PA 15666

$75,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 42 Days on market

Built 2008 $48/sqft · 17% below area Est $90k · 17% 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
• Appreciation +8.6/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This updated and well-maintained ranch is ready for you to call it home. With 3 bedrooms, 2 bathrooms and an open floor plan, it has lots to offer. The spacious kitchen has ample storage with a large island and pantry. The kitchen flows right into the large living room with lots of space to make it your own. The master ensuite is spacious and features a large walk in closet. This home has been well maintained with lots of updates including newer roof, flooring, hot water tank, and air conditioner. Outside you'll find a large, covered porch with a convenient ramp leading the way. Storage shed is included. Lot rental includes wifi/cable, water, sewage and garbage.

Key facts

• Open floor plan
• Spacious kitchen
• Master ensuite

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• AMPLE STORAGE
• LARGE ISLAND
• LARGE LIVING ROOM
• MASTER ENSUITE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Metal roof
• Construction: Metal roof
• Exterior features: Lot information listed (dimensions not provided)

Interior

• Kitchen: Microwave; Stove; Dishwasher; Refrigerator
• Bedrooms: Bedroom — 3rd bedroom (10 x 9); Bedroom — 2nd bedroom (12 x 9); Additional bedroom or room (15 x 12)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Kitchen island
• Laundry & utility: Washer; Dryer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.1% in Mount Pleasant — 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 72/100 on livability (#647 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mount Pleasant Area SD (suburban): math 25% / reading 51% proficiency, ranked #378 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k appreciation (7.2% 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 (7.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 2.00% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.50%
• DSCR: 2.62
• GRM: 4.2

CMA / ARV

• ARV (median comp): $89,950
• List price: $75,000
• Delta: -11.06%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

7.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 4.23×
• Total profit: $67,827
• Equity at exit: $52,944

10-year hold

• IRR: 44.3%
• Equity multiple: 8.94×
• Total profit: $166,708
• Equity at exit: $101,462

Cash invested: $21,000 (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 15666

• Home prices YoY: 3.3%
• Active inventory: 57
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $639

Break-even live

Break-even rent $691

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $681	-5% $660	+0% $639	+5% $618	+10% $596
Rent	-10% $520	-5% $580	+0% $639	+5% $698	+10% $757
Rate	-1.0pp $677	-0.5pp $658	base $639	+0.5pp $619	+1.0pp $600

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 E Main St Mount Pleasant, PA	3.0	1.0	1560	$1,500	$0.96	18d	1	0.97mi

Listing history 16 events

1. 2026-06-21
   pricedays on market $75,000 Active 42 DOM
2. 2026-06-18
   days on market $80,000 Active 39 DOM
3. 2026-06-17
   days on market $80,000 Active 38 DOM
4. 2026-06-16
   days on market $80,000 Active 37 DOM
5. 2026-06-15
   days on market $80,000 Active 36 DOM
6. 2026-06-13
   days on market $80,000 Active 34 DOM
7. 2026-06-09
   days on market $80,000 Active 30 DOM
8. 2026-06-08
   days on market $80,000 Active 29 DOM
9. 2026-06-07
   remarks 670-char remark
10. 2026-06-07
    days on market $80,000 Active 28 DOM
11. 2026-06-05
    days on market $80,000 Active 25 DOM
12. 2026-06-03
    days on market $80,000 Active 24 DOM
13. 2026-06-02
    days on market $80,000 Active 23 DOM
14. 2026-06-01
    days on market $80,000 Active 22 DOM
15. 2026-05-31
    days on market $80,000 Active 21 DOM
16. 2026-05-09
    listed $80,000 Active 480-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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 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: $18,000
• − Mortgage interest: −$4,201
• − Property taxes: −$1,460
• − Insurance: −$375
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,182
• Taxable income: $6,902
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $6,009/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: Mount Pleasant Area SD
• NCES district ID: 4216170
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $47,175
• Composite: 32.46/100
• National rank: #5716
• State rank: #378 of 539 in PA

Livability — Mount Pleasant

• Score: 72/100
• State rank: #647
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,420

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 15% Iranian 2% Slovak 2%
• Foreign-born: 1%

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: ▲ 7.20%
• Current HPI: 224.6311
• 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

• 2026-05-09 Listed $80,000 West Penn MLS

Property tax history

-1.7%/yr

Latest (2026): $1,460 · +0.0% YoY. Source: county tax records.