7127 Sanlin Dr · Moon, PA 15108

$75,000

1 bd · 1.0 ba · 778 sqft · Condo public records · 17 Days on market

Built 1971

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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
• Schools +5.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7127 Sanlin Drive in Moon Township! This well-maintained condominium offers low-maintenance living in a convenient location close to shopping, dining, major highways, and Pittsburgh International Airport. The bright and functional floor plan features comfortable living spaces, abundant natural light, and generously sized bedrooms. Enjoy the convenience of condominium living while still having ample space to relax and entertain. Located in the Moon Area School District, this property is ideal for homeowners seeking convenience and ease of maintenance. Don't miss this opportunity to own in a desirable community—schedule your showing today!

Key facts

• Desirable community
• Convenient location
• Parking

Tags

• LOW-MAINTENANCE LIVING
• CONVENIENT LOCATION
• ABUNDANT NATURAL LIGHT
• GENEROUSLY SIZED BEDROOMS
• MOON AREA SCHOOL DISTRICT
• DESIRABLE COMMUNITY

Property features AI

Exterior

• Parking: Assigned parking
• Home design: Resale property

Interior

• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Carpet flooring; Basement with storage space

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (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.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 15% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $75k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.81×
• Total profit: $16,980
• Equity at exit: $11,183

10-year hold

• IRR: 28.7%
• Equity multiple: 3.69×
• Total profit: $56,463
• Equity at exit: $6,485

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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$393
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $435

Break-even live

Break-even rent $671

Max offer price $75,000

Occupancy floor 59%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4078 Sanlin Dr Coraopolis, PA	2.0	1.0	1053	$1,150	$1.09	23d	1	0.11mi
916 Beaver Grade Rd Coraopolis, PA	1.0–2.0	1.0–2.0	845	$1,356	$1.60	1d	39	0.42mi
1000 College Park Dr #9 Coraopolis, PA	2.0	1.0	741	$1,200	$1.62	14d	1	0.91mi
701 College Park Dr #2 Coraopolis, PA	1.0	1.0	594	$1,150	$1.94	12d	1	0.95mi
701 College Park Dr #2 Coraopolis, PA	1.0	1.0	754	$1,150	$1.53	17d	1	0.95mi
200 Grant Dr Coraopolis, PA	1.0	1.0	666	$1,325	$1.99	1d	3	1.01mi
900 Kris Dr Moon Twp, PA	2.0	1.0	850	$1,350	$1.59	43d	1	1.25mi
1200 Landing Ln Moon Twp, PA	1.0–3.0	1.0–2.0	1013	$1,488	$1.47	1d	9	1.33mi
355 Moon Clinton Rd Apt 8 Moon Township, PA	2.0	1.0	850	$1,350	$1.59	1d	1	1.37mi
318 Moon Clinton Rd Coraopolis, PA	1.0	1.0	412	$895	$2.17	1d	3	1.37mi
365 Moon Clinton Rd Moon Twp, PA	2.0	1.0	850	$1,350	$1.59	1d	1	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $75,000 Active 17 DOM
2. 2026-06-17
   days on market $75,000 Active 16 DOM
3. 2026-06-16
   days on market $75,000 Active 15 DOM
4. 2026-06-15
   days on market $75,000 Active 14 DOM
5. 2026-06-13
   days on market $75,000 Active 12 DOM
6. 2026-06-09
   days on market $75,000 Active 8 DOM
7. 2026-06-08
   days on market $75,000 Active 7 DOM
8. 2026-06-07
   days on market $75,000 Active 6 DOM
9. 2026-06-05
   days on market $75,000 Active 3 DOM
10. 2026-06-03
    days on market $75,000 Active 2 DOM
11. 2026-06-02
    remarks 656-char remark
12. 2026-06-02
    listed $75,000 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,664
• − Mortgage interest: −$4,201
• − Property taxes: −$1,271
• − Insurance: −$375
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,182
• Taxable income: $4,289
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,190/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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Moon

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

Census & demographics

• Census place: Carnot-Moon, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

+114.9% since first listed

2 events — show timeline

• 2026-06-01 Listed $75,000 West Penn MLS
• 1986-12-03 Sold (Public Records) $34,900 Public Records

Property tax history

+2.9%/yr

Latest (2026): $1,271 · +6.8% YoY. Source: county tax records.