28 Hilltop Dr · Gastonville, PA 15332

$64,900

3 bd · 2.0 ba · 1,078 sqft · Manufactured public records · 42 Days on market

Built 2005 3,598 sqft lot $60/sqft · 42% below area Est $112k · 42% under $705/mo HOA · 41% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

2004 Commadore Trailor with one car attached garage with plenty of nice additions. Entryway from the exterior includes several attractive planters for those wanting to plant flowers or gardening. Steps to the front entry have been resurfaced. The screened-in covered front patio is perfect for three season entertainment. Interior is a nice mix of LVP flooring and nicely maintained carpeting. Eat-in Kitchen includes stainless steel refrigerator, stainless steel convection oven and gas stove + hood Vent. Primary bedroom includes a 12x5 Bath with shower. Laundry room is off the primary bedroom. One car attached garage has been updated with new backing and new stairwell into the home. Shed at th

Key facts

• 3,598 sq ft lot
• Garage
• Built 2005

Property features AI

Finance

• HOA & community: Association fee $705 monthly

Exterior

• Parking: Attached garage with garage door opener (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: 30 x 120 lot dimensions

Interior

• Kitchen: Convection Oven; Stove; Dishwasher; Disposal; Refrigerator
• Bedrooms: Main-level bedrooms (two additional bedrooms listed with main level)
• Flooring: Laminate flooring; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (Gas); Central air conditioning (Electric)
• Interior features: Multi-pane windows; Kitchen island; Pantry
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.5% in Gastonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#726 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, health & safety F.
• 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: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 31% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.66% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 3.1

CMA / ARV

• ARV (median comp): $111,540
• List price: $64,900
• Delta: -41.81%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Hidden Valley Dr	0.28mi	3/2.0	1,056 (-2%)	5mo	$60,000	$57	79
10 Roundtop Dr	0.13mi	2/2.0 (-1)	1,095 (+2%)	9mo	$121,000	$111	78
31 Hilltop Dr	0.03mi	3/2.0	1,188 (+10%)	5mo	$126,000	$106	78
28 Parkvue Dr	0.07mi	3/2.0	960 (-11%)	12mo	$42,000	$44	68
13 Hilltop Dr	0.08mi	3/2.0	1,232 (+14%)	8mo	$131,000	$106	66
36 Hidden Valley Dr	0.18mi	3/2.0	1,008 (-6%)	19mo	$39,000	$39	65
25 Parkvue Dr	0.12mi	3/2.0	1,232 (+14%)	8mo	$91,000	$74	64
42 Hilltop Dr	0.04mi	2/2.0 (-1)	938 (-13%)	17mo	$33,000	$35	57
5 Roundtop Dr	0.09mi	2/1.0 (-1)	1,223 (+14%)	20mo	$35,500	$29	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $5,962
• Equity at exit: $9,677

10-year hold

• IRR: 18.0%
• Equity multiple: 2.52×
• Total profit: $27,612
• Equity at exit: $5,611

Cash invested: $18,172 (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: 53
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$27
• HOA: −$705
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $252

Break-even live

Break-even rent $1,406

Max offer price $64,900

Occupancy floor 80%

Sensitivity live

Price	-10% $289	-5% $270	+0% $252	+5% $234	+10% $215
Rent	-10% $116	-5% $184	+0% $252	+5% $320	+10% $388
Rate	-1.0pp $285	-0.5pp $268	base $252	+0.5pp $235	+1.0pp $218

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6129 State Route 88 Finleyville, PA	2.0	2.0	1277	$1,475	$1.16	2d	1	0.21mi
201 Woods Edge Finleyville, PA	3.0	1.5	1500	$1,600	$1.07	8d	1	0.69mi
3106 Southern Dr South Park, PA	4.0	1.0	1125	$1,695	$1.51	2d	1	0.90mi
3001 Perimeter Blvd South Park, PA	1.0–2.0	1.0–2.0	926	$2,105	$2.27	2d	20	1.43mi

HOA detail

• Monthly dues: $705 · $8,460/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-21
   days on market $64,900 Active 42 DOM
2. 2026-06-18
   days on market $64,900 Active 39 DOM
3. 2026-06-17
   days on market $64,900 Active 38 DOM
4. 2026-06-16
   days on market $64,900 Active 37 DOM
5. 2026-06-15
   days on market $64,900 Active 36 DOM
6. 2026-06-13
   days on market $64,900 Active 34 DOM
7. 2026-06-13
   days on market $64,900 Active 33 DOM
8. 2026-06-09
   days on market $64,900 Active 30 DOM
9. 2026-06-08
   days on market $64,900 Active 29 DOM
10. 2026-06-07
    days on market $64,900 Active 28 DOM
11. 2026-06-05
    days on market $64,900 Active 25 DOM
12. 2026-06-03
    days on market $64,900 Active 24 DOM
13. 2026-06-02
    days on market $64,900 Active 23 DOM
14. 2026-06-01
    days on market $64,900 Active 22 DOM
15. 2026-05-31
    days on market $64,900 Active 21 DOM
16. 2026-05-09
    listed $64,900 Active 757-char remark

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$281/yr (+$23/mo · 60.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,703
• − Mortgage interest: −$3,635
• − Property taxes: −$464
• − Insurance: −$324
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$8,460
• − Depreciation: −$1,888
• Taxable income: $2,619
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $2,395/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 — Gastonville

• Score: 71/100
• State rank: #726
• US rank: #7265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gastonville, PA
• 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

• 2026-05-09 Listed $64,900 West Penn MLS

Property tax history

-5.0%/yr

Latest (2026): $464 · +3.9% YoY. Source: county tax records.