10 Skyline Dr

Curtisville, PA 15084

$45,499B-

3 bd · 2.0 ba · 672 sqft · Built 2021 · Manufactured · Active · 186 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,102/mo
• Mortgage (P&I): −$239
• Tax + insurance: −$102
• HOA: −$450
• Vac / Maint / Mgmt: −$231
• Net cashflow: $80/mo
• Annual: $961/yr
• Cap rate: 8.41%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• 1% rule: 2.42%
• Cash to close: $12,740

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated good.
• 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).
• It's been on market 186 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• In year one you build about $520 of equity ($314 loan paydown + $206 appreciation (0.5% local appreciation)).
• 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: amenities F, commute F, health & safety 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.
• Zoned schools: East Union Intrmd Sch (math 37% / reading 61%, grade D, #712 of 1,518 statewide, top 47%, 377 students, 49% FRL); Deer Lakes Ms (math 36% / reading 58%, grade D+, #163 of 512 statewide, top 33%, 422 students, 38% FRL); Deer Lakes Hs (math 52%, 583 students, 28% FRL) — zoned schools average 38% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: HOA is 41% of rent.
• Market conditions: 41 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• 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.
• 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.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.