101 Arlene St · North Union, PA 15445

$139,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 9 Days on market

Built 1998 Fair condition 0.38 ac lot

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This is not a leased lot. Inclusions are : all kitchen appliances Washer / Dryer. 2 large sheds in back yard for storage.

Key facts

• Metal roof
• Concrete floor
• Covered rear porch

Tags

• METAL ROOF
• BLOCK CRAWLSPACE FOUNDATION
• CONCRETE FLOOR
• OPEN-CONCEPT FLOOR PLAN
• COVERED REAR PORCH
• FULLY FENCED-IN BACKYARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Vinyl siding exterior; Metal roof
• Construction: Built with vinyl siding; Metal roof
• Exterior features: Lot approximately 0.38 acres; Resale condition

Interior

• Kitchen: Kitchen (main level) — 13x20
• Bedrooms: Bedroom 2 (main level) — 10x13; Bedroom 3 (main level) — 10x13
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Carpet, tile and vinyl flooring
• Laundry & utility: Laundry room (main level) — 7x10

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (4.4% below list).
• Recommended offer: $134k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Laurel Highlands SD (suburban): math 29% / reading 49% proficiency, ranked #372 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($967 loan paydown + $6k appreciation (4.0% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $133,814 (4.4% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.76×
• Total profit: $29,855
• Equity at exit: $70,596

10-year hold

• IRR: 14.1%
• Equity multiple: 3.29×
• Total profit: $89,692
• Equity at exit: $115,200

Cash invested: $39,172 (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 15445

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $90

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 88%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $139,900 Active 9 DOM
2. 2026-06-17
   days on market $139,900 Active 8 DOM
3. 2026-06-16
   days on market $139,900 Active 7 DOM
4. 2026-06-15
   days on market $139,900 Active 6 DOM
5. 2026-06-13
   days on market $139,900 Active 4 DOM
6. 2026-06-12
   days on market $139,900 Active 3 DOM
7. 2026-06-09
   remarks 687-char remark
8. 2026-06-09
   listed $139,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥88°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,058
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$4,070
• Taxable loss: −$1,216
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,376/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to update the kitchen and bathroom, paint interior walls, and replace windows. The property has a good foundation and metal roof, but the exterior and interior need some attention. Landscaping and curb appeal improvements would also enhance its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor exterior siding — some discoloration
• Minor interior walls — peeling paint
• Minor windows — some discoloration

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen
• Resale replace bathroom fixtures and update lighting — modernizing the bathroom
• Resale paint interior walls and trim — refreshing the interior
• Resale replace windows — improving energy efficiency and curb appeal
• Both landscaping and curb appeal — enhancing the home's exterior and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
interior walls · peeling paint	Minor	$500–3,000
windows · some discoloration	Minor	$500–3,000
Total estimated repair cost · 5 items		$7,500–39,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen ↑
• Resale replace bathroom fixtures and update lighting — modernizing the bathroom ↑
• Resale paint interior walls and trim — refreshing the interior ↑
• Resale replace windows — improving energy efficiency and curb appeal ↑
• Both landscaping and curb appeal — enhancing the home's exterior and curb 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: Laurel Highlands SD
• NCES district ID: 4213320
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $41,099
• Composite: 32.74/100
• National rank: #5637
• State rank: #372 of 539 in PA

Livability — North Union

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

Census & demographics

• Population (ZIP): 2,409

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Russian/Polish/Slavic 3% Spanish 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.96%
• Current HPI: 225.4873
• 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

+45.7% since first listed

5 events — show timeline

• 2026-06-09 Listed $139,900 West Penn MLS
• 2018-01-23 Delisted — West Penn MLS
• 2017-11-28 Listed $79,000 West Penn MLS
• 2013-07-11 Delisted — West Penn MLS
• 2012-07-11 Listed $96,000 West Penn MLS