290 Sharon Ln Unit A · West Mifflin, PA 15236

$87,800

3 bd · 2.0 ba · 1,190 sqft · Manufactured · 384 Days on market

Built 2025 Excellent condition 1,190 sqft lot $74/sqft · 207% above area

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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
• Condition / age +4.8/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1667 sqft floorplan. It's a 2024 model Colony Beacon double wide home, located in Pittsburgh. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

Key facts

• Upgraded kitchen
• 1,190 sq ft lot
• Built 2025

Tags

• BRAND NEW MANUFACTURED HOME
• COLONY BEACON DOUBLE WIDE
• UPGRADED KITCHEN
• WHIRLPOOL DELUXE GAS STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.2% in West Mifflin — 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 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 115 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 18% of the median local income ($91k/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 $607 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,264 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.43%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $28,576
• List price: $87,800
• Delta: 207.25%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Mark Ln	0.03mi	3/2.0	1,020 (-14%)	6mo	$31,000	$30	70

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.71×
• Total profit: $17,503
• Equity at exit: $13,091

10-year hold

• IRR: 27.5%
• Equity multiple: 3.75×
• Total profit: $67,602
• Equity at exit: $7,591

Cash invested: $24,584 (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 15236

• Rents YoY: 5.7%
• Active inventory: 115
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$460
• Tax est. 1.5%: −$110 /mo · $1,317/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $439

Break-even live

Break-even rent $768

Max offer price $87,800

Occupancy floor 62%

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: $21,950
• Closing costs: $2,634
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Norman Dr Pittsburgh, PA	3.0	1.0	1134	$1,400	$1.23	23d	1	0.23mi
3 Marhoefer Dr Pleasant Hills, PA	3.0	1.0	910	$1,100	$1.21	43d	1	0.59mi
5050 Doyle Rd Unit ROAD207 Pittsburgh, PA	2.0	1.0	850	$1,059	$1.25	43d	1	0.76mi
5050 Doyle Rd Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	43d	1	0.76mi
5492 Youngridge Dr Pittsburgh, PA	3.0	1.0	591	$1,259	$2.13	1d	45	1.15mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,475	$1.56	7d	44	1.34mi
1575 Bevan Rd Pittsburgh, PA	2.0	1.0	515	$1,085	$2.10	10d	7	1.42mi
1661 Skyline Dr Pittsburgh, PA	1.0–2.0	1.0	637	$1,210	$1.90	4d	7	1.43mi
4588 E Willock Rd Pittsburgh, PA	3.0	1.5	1500	$1,500	$1.00	4d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $87,800 Active 384 DOM
2. 2026-06-17
   days on market $87,800 Active 383 DOM
3. 2026-06-16
   days on market $87,800 Active 382 DOM
4. 2026-06-15
   days on market $87,800 Active 381 DOM
5. 2026-06-13
   days on market $87,800 Active 379 DOM
6. 2026-06-09
   days on market $87,800 Active 375 DOM
7. 2026-06-08
   days on market $87,800 Active 374 DOM
8. 2026-06-07
   days on market $87,800 Active 373 DOM
9. 2026-06-03
   days on market $87,800 Active 369 DOM
10. 2026-06-02
    days on market $87,800 Active 368 DOM
11. 2026-06-01
    days on market $87,800 Active 367 DOM
12. 2026-05-31
    days on market $87,800 Active 366 DOM
13. 2025-05-30
    listed $87,800 Active 663-char remark

    Show marketing remark (663 chars)

    The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1667 sqft floorplan. It's a 2024 model Colony Beacon double wide home, located in Pittsburgh. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $15,885
• − Mortgage interest: −$4,918
• − Property taxes: −$1,317
• − Insurance: −$439
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,554
• Taxable income: $4,115
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,280/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 · 13 photos

Excellent 95/100 None rehab

This brand new manufactured home is move-in ready with excellent condition and modern features. It offers a perfect blend of comfort and convenience.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Upgrading the flooring — Improves aesthetics and comfort
• Both Adding smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Upgrading the flooring — Improves aesthetics and comfort ↑
• Both Adding smart home features — Enhances convenience and marketability ↑

ⓘ 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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 31,313
• Household income: $90,767
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 732.0

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 (83%)
• Race & ethnicity: White 83% Asian 9% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Scotch-Irish 1% Italian 1%
• Foreign-born: 11% · India, Canada
• Languages at home: 88% English-only · Other Indo-European 8% Spanish 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: ▼ -194.15%
• Current HPI: 255.0278
• Rent YoY: ▲ 5.74%
• 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

• 2025-05-30 Listed $87,800 Zillow