4008 Finleyville Elrama Rd · Union, PA 15332

$129,000

3 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 15 Days on market

Built 1978 0.32 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a peaceful country setting, this well-maintained mobile home offers three bedrooms and two full bathrooms. Enter off of a 23x7 covered porch into the expansive equipped kitchen including wood planked ceiling, a bay window, island area, refrigerator, gas stove, dishwasher, microwave oven and eating area. Pocket doors pass through to the living room and bright laundry room having an abundance of cabinetry, washer and dryer and access to an 8x5 covered side porch. Enjoy your own bath in the Master suite with double closets. Plenty of storage surrounds you with crawl space, shed and separate enclosed gazebo. Great asphalt driveway to fit many cars. Newer hot water tank and central ai

Key facts

• Covered porch
• Island area
• Wood planked ceiling

Tags

• COVERED PORCH
• EQUIPPED KITCHEN
• WOOD PLANKED CEILING
• BAY WINDOW
• ISLAND AREA
• ABUNDANCE OF CABINETRY

Property features AI

Exterior

• Parking: Off-street parking (6 spaces)
• Utilities: Public water; Mound septic system
• Home design: Single-story home; Resale property
• Construction: Built with vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Lot approximately 0.3214 acres (about 80 x 190); Off-street parking for 6 vehicles

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some gas appliances
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning; Wall/window AC units
• Interior features: Kitchen island; Pantry; Multi-pane windows; Window screens
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% 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.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $13,030
• Equity at exit: $19,234

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $55,107
• Equity at exit: $11,154

Cash invested: $36,120 (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 15332

• Home prices YoY: -10.7%
• Active inventory: 54
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,796 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $532

Break-even live

Break-even rent $1,122

Max offer price $129,000

Occupancy floor 65%

Sensitivity live

Price	-10% $605	-5% $569	+0% $532	+5% $496	+10% $459
Rent	-10% $390	-5% $461	+0% $532	+5% $603	+10% $674
Rate	-1.0pp $597	-0.5pp $565	base $532	+0.5pp $499	+1.0pp $465

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $129,000 Active 15 DOM
2. 2026-06-17
   days on market $129,000 Active 14 DOM
3. 2026-06-16
   days on market $129,000 Active 13 DOM
4. 2026-06-15
   days on market $129,000 Active 12 DOM
5. 2026-06-13
   days on market $129,000 Active 10 DOM
6. 2026-06-13
   days on market $129,000 Active 9 DOM
7. 2026-06-09
   days on market $129,000 Active 6 DOM
8. 2026-06-08
   days on market $129,000 Active 5 DOM
9. 2026-06-07
   days on market $129,000 Active 4 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $129,000 Active 1 DOM

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$414/yr (+$34/mo · 34.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,555
• − Mortgage interest: −$7,226
• − Property taxes: −$1,210
• − Insurance: −$1,312
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$3,753
• Taxable income: $4,606
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $5,283/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Union

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

Census & demographics

• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 7,678
• Household income: $66,578
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 145.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -28.78%
• Current HPI: 239.7401
• Rent YoY: —
• 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

• 2026-06-02 Listed $129,000 West Penn MLS

Property tax history

+8.9%/yr

Latest (2026): $1,210 · +3.9% YoY. Source: county tax records.