126 York Rd · Cranberry, PA 16066

$104,000

3 bd · 1.0 ba · 1,404 sqft · Manufactured public records · 28 Days on market

Built 2009 6,534 sqft lot $778/mo HOA · 40% of rent

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Why this score? — see what drove the D+ 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 +14.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful sought after community, Oak Springs Park! This spacious residence offers 3 bedrooms, with walk in closets, 2 full baths and a newly updated walk in master shower. Vaulted ceiling living room complete with wood burning fireplace. The flexible dining area or office space sits adjacent to a wonderful kitchen and convenient laundry room. Additional highlights include a newly asphalted 3 car driveway, new wooden ramp for easy access to front door, a new 12' x 10' storage shed by Pine Creek Structures, deal for tools, hobbies, or extra storage. Low maintenance and easy living in a peaceful, park like setting. Leased lot: $778/month, includes lot rent, water, sewer, & trash. Resident pays electric, gas and cable. Application fee: $50, Buyer approval required through Park Manager, Community Rules & Regulations are available in the supplements. Please remove shoes for showings.

Key facts

• Large side deck
• New shed
• 6,534 sq ft lot

Tags

• NEW SHED
• THREE-CAR PARKING PAD
• LARGE SIDE DECK
• STONE WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $26 ($307/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $102k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.9%/yr); 288 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $28k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,440 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.88% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.30×
• Total profit: $-20,443
• Equity at exit: $15,507

10-year hold

• IRR: -52.5%
• Equity multiple: -0.23×
• Total profit: $-35,770
• Equity at exit: $8,992

Cash invested: $29,120 (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 16066

• Rents YoY: -1.9%
• Active inventory: 288
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$545
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$43
• HOA: −$778
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $26

Break-even live

Break-even rent $1,927

Max offer price $104,000

Occupancy floor 94%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Stockton Rdg Cranberry Township, PA	3.0	2.0	1531	$1,900	$1.24	21d	1	0.69mi
517 Stockton Rdg Cranberry Township, PA	3.0	2.0	1531	$1,900	$1.24	23d	1	0.72mi
508 Stockton Rdg Cranberry Township, PA	2.0	2.0	1281	$1,700	$1.33	43d	1	0.72mi
217 Stockton Rdg Cranberry Township, PA	3.0	2.0	1343	$1,950	$1.45	43d	1	0.75mi
109 Stockton Rdg Cranberry Township, PA	2.0	2.0	1282	$1,800	$1.40	43d	1	0.78mi
862 Sunset Cir Evans City, PA	3.0	2.5	1383	$1,800	$1.30	2d	1	1.18mi
1000 Barney Ln Cranberry Twp, PA	2.0–3.0	1.0–2.0	1020	$1,328	$1.30	1d	4	1.20mi

HOA detail

• Monthly dues: $778 · $9,336/yr
• Likely covers: watersewertrashgaselectriccable

Listing history 32 events

1. 2026-06-18
   days on market $104,000 Active 28 DOM
2. 2026-06-17
   days on market $104,000 Active 27 DOM
3. 2026-06-16
   days on market $104,000 Active 26 DOM
4. 2026-06-16
   price $104,000 Active 25 DOM
5. 2026-06-15
   days on market $111,000 Active 25 DOM
6. 2026-06-13
   days on market $111,000 Active 23 DOM
7. 2026-06-13
   days on market $111,000 Active 22 DOM
8. 2026-06-09
   days on market $111,000 Active 19 DOM
9. 2026-06-08
   days on market $111,000 Active 18 DOM
10. 2026-06-07
    days on market $111,000 Active 17 DOM
11. 2026-06-05
    days on market $111,000 Active 14 DOM
12. 2026-06-03
    days on market $111,000 Active 13 DOM
13. 2026-06-02
    days on market $111,000 Active 12 DOM
14. 2026-06-01
    days on market $111,000 Active 11 DOM
15. 2026-05-31
    days on market $111,000 Active 10 DOM
16. 2026-04-08
    price $125,000 918-char remark

    Show marketing remark (918 chars)

    Welcome to this beautiful sought after community, Oak Springs Park! This spacious residence offers 3 bedrooms, with walk in closets, 2 full baths and a newly updated walk in master shower. Vaulted ceiling living room complete with wood burning fireplace. The flexible dining area or office space sits adjacent to a wonderful kitchen and convenient laundry room. Additional highlights include a newly asphalted 3 car driveway, new wooden ramp for easy access to front door, a new 12' x 10' storage shed by Pine Creek Structures, deal for tools, hobbies, or extra storage. Low maintenance and easy living in a peaceful, park like setting. Leased lot: $778/month, includes lot rent, water, sewer, & trash. Resident pays electric, gas and cable. Application fee: $50, Buyer approval required through Park Manager, Community Rules & Regulations are available in the supplements. Please remove shoes for showings.

17. 2026-03-10
    listed $132,000 Active 918-char remark

    Show marketing remark (918 chars)

    Welcome to this beautiful sought after community, Oak Springs Park! This spacious residence offers 3 bedrooms, with walk in closets, 2 full baths and a newly updated walk in master shower. Vaulted ceiling living room complete with wood burning fireplace. The flexible dining area or office space sits adjacent to a wonderful kitchen and convenient laundry room. Additional highlights include a newly asphalted 3 car driveway, new wooden ramp for easy access to front door, a new 12' x 10' storage shed by Pine Creek Structures, deal for tools, hobbies, or extra storage. Low maintenance and easy living in a peaceful, park like setting. Leased lot: $778/month, includes lot rent, water, sewer, & trash. Resident pays electric, gas and cable. Application fee: $50, Buyer approval required through Park Manager, Community Rules & Regulations are available in the supplements. Please remove shoes for showings.

18. 2026-03-10
    historical Expired 918-char remark

    Show marketing remark (918 chars)

    Welcome to this beautiful sought after community, Oak Springs Park! This spacious residence offers 3 bedrooms, with walk in closets, 2 full baths and a newly updated walk in master shower. Vaulted ceiling living room complete with wood burning fireplace. The flexible dining area or office space sits adjacent to a wonderful kitchen and convenient laundry room. Additional highlights include a newly asphalted 3 car driveway, new wooden ramp for easy access to front door, a new 12' x 10' storage shed by Pine Creek Structures, deal for tools, hobbies, or extra storage. Low maintenance and easy living in a peaceful, park like setting. Leased lot: $778/month, includes lot rent, water, sewer, & trash. Resident pays electric, gas and cable. Application fee: $50, Buyer approval required through Park Manager, Community Rules & Regulations are available in the supplements. Please remove shoes for showings.

19. 2026-02-17
    price $132,000 918-char remark

    Show marketing remark (918 chars)

    Welcome to this beautiful sought after community, Oak Springs Park! This spacious residence offers 3 bedrooms, with walk in closets, 2 full baths and a newly updated walk in master shower. Vaulted ceiling living room complete with wood burning fireplace. The flexible dining area or office space sits adjacent to a wonderful kitchen and convenient laundry room. Additional highlights include a newly asphalted 3 car driveway, new wooden ramp for easy access to front door, a new 12' x 10' storage shed by Pine Creek Structures, deal for tools, hobbies, or extra storage. Low maintenance and easy living in a peaceful, park like setting. Leased lot: $778/month, includes lot rent, water, sewer, & trash. Resident pays electric, gas and cable. Application fee: $50, Buyer approval required through Park Manager, Community Rules & Regulations are available in the supplements. Please remove shoes for showings.

20. 2025-11-24
    price $142,000 918-char remark

    Show marketing remark (918 chars)

    Welcome to this beautiful sought after community, Oak Springs Park! This spacious residence offers 3 bedrooms, with walk in closets, 2 full baths and a newly updated walk in master shower. Vaulted ceiling living room complete with wood burning fireplace. The flexible dining area or office space sits adjacent to a wonderful kitchen and convenient laundry room. Additional highlights include a newly asphalted 3 car driveway, new wooden ramp for easy access to front door, a new 12' x 10' storage shed by Pine Creek Structures, deal for tools, hobbies, or extra storage. Low maintenance and easy living in a peaceful, park like setting. Leased lot: $778/month, includes lot rent, water, sewer, & trash. Resident pays electric, gas and cable. Application fee: $50, Buyer approval required through Park Manager, Community Rules & Regulations are available in the supplements. Please remove shoes for showings.

21. 2025-11-12
    listed $145,000 Active 918-char remark

    Show marketing remark (918 chars)

    Welcome to this beautiful sought after community, Oak Springs Park! This spacious residence offers 3 bedrooms, with walk in closets, 2 full baths and a newly updated walk in master shower. Vaulted ceiling living room complete with wood burning fireplace. The flexible dining area or office space sits adjacent to a wonderful kitchen and convenient laundry room. Additional highlights include a newly asphalted 3 car driveway, new wooden ramp for easy access to front door, a new 12' x 10' storage shed by Pine Creek Structures, deal for tools, hobbies, or extra storage. Low maintenance and easy living in a peaceful, park like setting. Leased lot: $778/month, includes lot rent, water, sewer, & trash. Resident pays electric, gas and cable. Application fee: $50, Buyer approval required through Park Manager, Community Rules & Regulations are available in the supplements. Please remove shoes for showings.

22. 2023-03-19
    status Pending
23. 2023-03-18
    soldstatus $130,000 Closed
24. 2023-02-22
    historical Contingent
25. 2023-02-02
    listed $134,000 Active
26. 2022-10-27
    soldstatus $93,000 Closed
27. 2022-10-10
    status Pending
28. 2022-09-28
    price $125,000
29. 2022-09-15
    listed $130,000 Active
30. 2017-10-20
    soldstatus $79,700 Sold
31. 2017-09-14
    status Under Contract
32. 2017-07-24
    listed $85,000 Active

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,514
• − Mortgage interest: −$5,826
• − Property taxes: −$1,869
• − Insurance: −$520
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$9,336
• − Depreciation: −$3,025
• Taxable loss: −$824
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $505/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: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Cranberry

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

Census & demographics

• County: Butler County · 73,107 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.35%
• Current HPI: 276.4597
• Rent YoY: ▼ -1.93%
• 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

+47.1% since first listed

17 events — show timeline

• 2026-04-08 Price Changed $125,000 West Penn MLS
• 2026-03-10 Delisted — West Penn MLS
• 2026-03-10 Listed $132,000 West Penn MLS
• 2026-02-17 Price Changed $132,000 West Penn MLS
• 2025-11-24 Price Changed $142,000 West Penn MLS
• 2025-11-12 Listed $145,000 West Penn MLS
• 2023-03-19 Pending — West Penn MLS
• 2023-03-18 Sold (MLS) $130,000 West Penn MLS
• 2023-02-22 Contingent — West Penn MLS
• 2023-02-02 Listed $134,000 West Penn MLS
• 2022-10-27 Sold (MLS) $93,000 West Penn MLS
• 2022-10-10 Pending — West Penn MLS
• 2022-09-28 Price Changed $125,000 West Penn MLS
• 2022-09-15 Listed $130,000 West Penn MLS
• 2017-10-20 Sold (MLS) $79,700 West Penn MLS
• 2017-09-14 Pending — West Penn MLS
• 2017-07-24 Listed $85,000 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,869 · +4.5% YoY. Source: county tax records.