10 Skyline Dr · Curtisville, PA 15084

$45,499

3 bd · 2.0 ba · 672 sqft · Manufactured public records · 186 Days on market

Built 2021 Good condition $450/mo HOA · 41% of rent ↓ 31% since listing

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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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +5.2/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Simply Beautiful! Walk into a Large Living Room, Totally Updated Kitchen, Nice Size Bedrooms, 2 Large Decks and back is Over Looking the Beautiful Lakes , Off street Parking. This mobile home is sold as is!

Key facts

• Off street parking
• Large living room
• Large decks

Tags

• LARGE LIVING ROOM
• UPDATED KITCHEN
• LARGE DECKS
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $80 ($961/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,438 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Deer Lakes SD (suburban): math 39% / reading 59% proficiency, ranked #182 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $520 of equity ($314 loan paydown + $206 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $13k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $40,039 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.42% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.40×
• Total profit: $5,059
• Equity at exit: $14,253

10-year hold

• IRR: 13.0%
• Equity multiple: 2.52×
• Total profit: $19,328
• Equity at exit: $17,988

Cash invested: $12,740 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 41
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$239
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$19
• HOA: −$450
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $80

Break-even live

Break-even rent $1,001

Max offer price $45,499

Occupancy floor 88%

Sensitivity live

Price	-10% $106	-5% $93	+0% $80	+5% $67	+10% $54
Rent	-10% $-7	-5% $37	+0% $80	+5% $124	+10% $167
Rate	-1.0pp $103	-0.5pp $92	base $80	+0.5pp $68	+1.0pp $56

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: $11,375
• Closing costs: $1,365
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 25 events

1. 2026-06-21
   days on market $45,499 Active 186 DOM
2. 2026-06-18
   days on market $45,499 Active 183 DOM
3. 2026-06-17
   days on market $45,499 Active 182 DOM
4. 2026-06-16
   days on market $45,499 Active 181 DOM
5. 2026-06-15
   days on market $45,499 Active 180 DOM
6. 2026-06-13
   days on market $45,499 Active 178 DOM
7. 2026-06-09
   days on market $45,499 Active 174 DOM
8. 2026-06-08
   days on market $45,499 Active 173 DOM
9. 2026-06-07
   days on market $45,499 Active 172 DOM
10. 2026-06-05
    pricedays on market $45,499 Active 169 DOM
11. 2026-06-03
    days on market $47,499 Active 168 DOM
12. 2026-06-02
    days on market $47,499 Active 167 DOM
13. 2026-06-01
    days on market $47,499 Active 166 DOM
14. 2026-05-31
    days on market $47,499 Active 165 DOM
15. 2026-05-18
    price $47,499 206-char remark

    Show marketing remark (206 chars)

    Simply Beautiful! Walk into a Large Living Room, Totally Updated Kitchen, Nice Size Bedrooms, 2 Large Decks and back is Over Looking the Beautiful Lakes , Off street Parking. This mobile home is sold as is!

16. 2026-04-30
    price $49,999 206-char remark

    Show marketing remark (206 chars)

    Simply Beautiful! Walk into a Large Living Room, Totally Updated Kitchen, Nice Size Bedrooms, 2 Large Decks and back is Over Looking the Beautiful Lakes , Off street Parking. This mobile home is sold as is!

17. 2026-04-13
    price $51,999 206-char remark

    Show marketing remark (206 chars)

    Simply Beautiful! Walk into a Large Living Room, Totally Updated Kitchen, Nice Size Bedrooms, 2 Large Decks and back is Over Looking the Beautiful Lakes , Off street Parking. This mobile home is sold as is!

18. 2026-03-26
    price $54,900 206-char remark

    Show marketing remark (206 chars)

    Simply Beautiful! Walk into a Large Living Room, Totally Updated Kitchen, Nice Size Bedrooms, 2 Large Decks and back is Over Looking the Beautiful Lakes , Off street Parking. This mobile home is sold as is!

19. 2026-01-03
    price $57,000 206-char remark

    Show marketing remark (206 chars)

    Simply Beautiful! Walk into a Large Living Room, Totally Updated Kitchen, Nice Size Bedrooms, 2 Large Decks and back is Over Looking the Beautiful Lakes , Off street Parking. This mobile home is sold as is!

20. 2025-12-18
    listed $58,000 Active 206-char remark

    Show marketing remark (206 chars)

    Simply Beautiful! Walk into a Large Living Room, Totally Updated Kitchen, Nice Size Bedrooms, 2 Large Decks and back is Over Looking the Beautiful Lakes , Off street Parking. This mobile home is sold as is!

21. 2024-03-28
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Simply Beautiful! This 2 yr. .Old Home Offers a Large Living Room, Lovely Spacious Kitchen, All New Appliances, Washer/Dryer - Nice Size Bedrooms, 2 Large Decks in Front and back Overlooking the Beautiful Lakes in The Park. Convenient to Shopping and Restaurants and Local Schools, Truly a Must See! Maintenance fee is 365.00 per Month, Occupancy Application Must be Submitted to the Park Office.

22. 2024-03-27
    soldstatus $63,000 Closed 397-char remark

    Show marketing remark (397 chars)

    Simply Beautiful! This 2 yr. .Old Home Offers a Large Living Room, Lovely Spacious Kitchen, All New Appliances, Washer/Dryer - Nice Size Bedrooms, 2 Large Decks in Front and back Overlooking the Beautiful Lakes in The Park. Convenient to Shopping and Restaurants and Local Schools, Truly a Must See! Maintenance fee is 365.00 per Month, Occupancy Application Must be Submitted to the Park Office.

23. 2024-02-17
    historical Contingent 397-char remark

    Show marketing remark (397 chars)

    Simply Beautiful! This 2 yr. .Old Home Offers a Large Living Room, Lovely Spacious Kitchen, All New Appliances, Washer/Dryer - Nice Size Bedrooms, 2 Large Decks in Front and back Overlooking the Beautiful Lakes in The Park. Convenient to Shopping and Restaurants and Local Schools, Truly a Must See! Maintenance fee is 365.00 per Month, Occupancy Application Must be Submitted to the Park Office.

24. 2024-01-17
    price $65,000 397-char remark

    Show marketing remark (397 chars)

    Simply Beautiful! This 2 yr. .Old Home Offers a Large Living Room, Lovely Spacious Kitchen, All New Appliances, Washer/Dryer - Nice Size Bedrooms, 2 Large Decks in Front and back Overlooking the Beautiful Lakes in The Park. Convenient to Shopping and Restaurants and Local Schools, Truly a Must See! Maintenance fee is 365.00 per Month, Occupancy Application Must be Submitted to the Park Office.

25. 2023-11-19
    listed $69,000 Active 397-char remark

    Show marketing remark (397 chars)

    Simply Beautiful! This 2 yr. .Old Home Offers a Large Living Room, Lovely Spacious Kitchen, All New Appliances, Washer/Dryer - Nice Size Bedrooms, 2 Large Decks in Front and back Overlooking the Beautiful Lakes in The Park. Convenient to Shopping and Restaurants and Local Schools, Truly a Must See! Maintenance fee is 365.00 per Month, Occupancy Application Must be Submitted to the Park Office.

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $997 · $83/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,227
• − Mortgage interest: −$2,549
• − Property taxes: −$997
• − Insurance: −$227
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − HOA: −$5,400
• − Depreciation: −$1,324
• Taxable income: $613
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $814/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with updated interiors and a well-maintained exterior. It offers a spacious living area and two large decks, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Stain or replace deck — Improves outdoor living space and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Stain or replace deck — Improves outdoor living space and rental appeal ↑

ⓘ 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: Deer Lakes SD
• NCES district ID: 4207540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $57,944
• Composite: 42.64/100
• National rank: #3183
• State rank: #182 of 539 in PA

Livability — Curtisville

• Score: 61/100
• State rank: #1438
• US rank: #18415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Curtisville, PA
• Population (ZIP): 9,884

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.45%
• Current HPI: 230.7532
• 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

-31.2% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $47,499 West Penn MLS
• 2026-04-30 Price Changed $49,999 West Penn MLS
• 2026-04-13 Price Changed $51,999 West Penn MLS
• 2026-03-26 Price Changed $54,900 West Penn MLS
• 2026-01-03 Price Changed $57,000 West Penn MLS
• 2025-12-18 Listed $58,000 West Penn MLS
• 2024-03-28 Pending — West Penn MLS
• 2024-03-27 Sold (MLS) $63,000 West Penn MLS
• 2024-02-17 Contingent — West Penn MLS
• 2024-01-17 Price Changed $65,000 West Penn MLS
• 2023-11-19 Listed $69,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $997 · +0.0% YoY. Source: county tax records.