269 Ridge Ln · Murrysville, PA 15668

$89,000

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 4 Days on market

Built 1991 Est $93k · at est. $772/mo HOA · 39% 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 +25.6/30.0
• 1% rule +10.0/10.0
• ARV discount +9.5/15.0
• DSCR +8.5/10.0
• Schools +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR home in Clover Ridge, a 55 and over community in Murrysville. Over 1400 sq ft the fantastic home offers an open floor plan with an additional den/sitting room (w/ exterior access) and a BONUS 3/4 season room. Spacious Oak kitchen with expansive counters, built in pantry, buffet and breakfast bar w/ seating for 3/4, and skylights. The oversized eat in area opens to the large living room w/ picture window and access to the exterior and french doors to the den/sitting room w/ wainscotting and another access to exterior. Master has a nice sized bathroom w/ double bowl sink and walk in closet. 2nd bedroom has great closet space and sits next to the main bathroom. Nice sized laundry room w/ utility sink goes into 3/4 season room w/ plug in "fire place", TONS of windows, built in shelving, storage cabinet, and access to the great sized deck that backs to the woods with wildlife galore. Paved driveway, carport, "shed", and close proximity to overflow parking. Community room in site

Key facts

• Open floor plan
• New metal roof
• Community gazebo

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• ALL SEASON ROOM
• NEW METAL ROOF
• AMPLE STORAGE
• COMMUNITY GAZEBO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 9.1% vs local median 2.4% in Murrysville — 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 75/100 on livability (#472 in PA, #4,346 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Franklin Regional SD (suburban): math 62% / reading 77% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 80 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $89,000

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. Schools are A-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?
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: 2.24% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $93,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Clover Ln	0.07mi	2/2.0	1,456 (0%)	4mo	$80,000	$55	94
246 Ridge Ln	0.13mi	2/2.0	1,377 (-5%)	2mo	$57,510	$42	83
911 Lilac Ln	0.08mi	2/2.0	1,386 (-5%)	8mo	$75,900	$55	82
242 Ridge Ln	0.12mi	3/2.0 (+1)	1,456 (0%)	10mo	$103,000	$71	81
301 Ridge Ln	0.15mi	3/2.0 (+1)	1,456 (0%)	13mo	$92,500	$64	77
425 Vista Ln	0.21mi	2/2.0	1,518 (+4%)	8mo	$82,000	$54	77
123 Ridge Ln	0.21mi	2/2.0	1,344 (-8%)	1mo	$112,450	$84	76
285 Ridge Ln	0.11mi	3/2.0 (+1)	1,456 (0%)	17mo	$70,000	$48	76
405 Vista Ln	0.12mi	3/2.0 (+1)	1,436 (-1%)	14mo	$110,000	$77	76
414 Vista Ln	0.17mi	2/2.0	1,406 (-3%)	17mo	$106,000	$75	72
512 Heritage Ln	0.16mi	2/2.0	1,551 (+6%)	12mo	$87,500	$56	72
230 Ridge Ln	0.11mi	3/2.0 (+1)	1,584 (+9%)	12mo	$109,000	$69	65

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-602
• Equity at exit: $13,270

10-year hold

• IRR: 9.5%
• Equity multiple: 1.75×
• Total profit: $18,629
• Equity at exit: $7,695

Cash invested: $24,920 (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 15668

• Home prices YoY: -23.8%
• Active inventory: 80
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,990 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$37
• HOA: −$772
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $209

Break-even live

Break-even rent $1,725

Max offer price $89,000

Occupancy floor 84%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Sandune Dr Pittsburgh, PA	3.0	1.0–2.5	1004	$1,815	$1.81	1d	1	0.71mi
104 Teton Dr Pittsburgh, PA	3.0	2.5	1564	$2,400	$1.53	1d	1	1.24mi
564 Carnival Dr Pittsburgh, PA	3.0	2.0	1257	$1,995	$1.59	43d	1	1.26mi
741 Pine Valley Dr Pittsburgh, PA	3.0	2.0	1424	$1,795	$1.26	12d	1	1.37mi

HOA detail

• Monthly dues: $772 · $9,264/yr

Listing history 12 events

1. 2026-04-19
   status Pending
2. 2026-04-15
   listed $89,000 Active
3. 2026-02-05
   historical Expired 1020-char remark

   Show marketing remark (1020 chars)

   SPECTACULAR home in Clover Ridge, a 55 and over community in Murrysville. Over 1400 sq ft the fantastic home offers an open floor plan with an additional den/sitting room (w/ exterior access) and a BONUS 3/4 season room. Spacious Oak kitchen with expansive counters, built in pantry, buffet and breakfast bar w/ seating for 3/4, and skylights. The oversized eat in area opens to the large living room w/ picture window and access to the exterior and french doors to the den/sitting room w/ wainscotting and another access to exterior. Master has a nice sized bathroom w/ double bowl sink and walk in closet. 2nd bedroom has great closet space and sits next to the main bathroom. Nice sized laundry room w/ utility sink goes into 3/4 season room w/ plug in "fire place", TONS of windows, built in shelving, storage cabinet, and access to the great sized deck that backs to the woods with wildlife galore. Paved driveway, carport, "shed", and close proximity to overflow parking. Community room in site

4. 2025-12-01
   price $84,900 1020-char remark

   Show marketing remark (1020 chars)

   SPECTACULAR home in Clover Ridge, a 55 and over community in Murrysville. Over 1400 sq ft the fantastic home offers an open floor plan with an additional den/sitting room (w/ exterior access) and a BONUS 3/4 season room. Spacious Oak kitchen with expansive counters, built in pantry, buffet and breakfast bar w/ seating for 3/4, and skylights. The oversized eat in area opens to the large living room w/ picture window and access to the exterior and french doors to the den/sitting room w/ wainscotting and another access to exterior. Master has a nice sized bathroom w/ double bowl sink and walk in closet. 2nd bedroom has great closet space and sits next to the main bathroom. Nice sized laundry room w/ utility sink goes into 3/4 season room w/ plug in "fire place", TONS of windows, built in shelving, storage cabinet, and access to the great sized deck that backs to the woods with wildlife galore. Paved driveway, carport, "shed", and close proximity to overflow parking. Community room in site

5. 2025-11-07
   listed $86,000 Active 1020-char remark

   Show marketing remark (1020 chars)

   SPECTACULAR home in Clover Ridge, a 55 and over community in Murrysville. Over 1400 sq ft the fantastic home offers an open floor plan with an additional den/sitting room (w/ exterior access) and a BONUS 3/4 season room. Spacious Oak kitchen with expansive counters, built in pantry, buffet and breakfast bar w/ seating for 3/4, and skylights. The oversized eat in area opens to the large living room w/ picture window and access to the exterior and french doors to the den/sitting room w/ wainscotting and another access to exterior. Master has a nice sized bathroom w/ double bowl sink and walk in closet. 2nd bedroom has great closet space and sits next to the main bathroom. Nice sized laundry room w/ utility sink goes into 3/4 season room w/ plug in "fire place", TONS of windows, built in shelving, storage cabinet, and access to the great sized deck that backs to the woods with wildlife galore. Paved driveway, carport, "shed", and close proximity to overflow parking. Community room in site

6. 2025-03-28
   status Pending 900-char remark

   Show marketing remark (900 chars)

   Welcome to 269 Ridge Drive your dream home in the Village of Clover Ridge a 55 and over community located in Murrysville close to Monroeville for shopping, Doctors, Parkway and Turnpike. This home features one floor living with open floor plan and cathedral ceilings. Two spacious bedrooms and two baths. Ample closet space. The kitchen and dining area is great for entertaining or if weather permits you could move outside to the large deck and woods in the background. There is a convenient laundry room with washer and dryer just off the kitchen. There is a carport with a shed inside and beyond that there is three season room to enjoy also. This home is a must see and not a drive by, it has been very well maintained and move in ready. Schedule your showing Today and begin the next phase of your​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ life.

7. 2025-03-27
   soldstatus $83,000 Closed 900-char remark

   Show marketing remark (900 chars)

   Welcome to 269 Ridge Drive your dream home in the Village of Clover Ridge a 55 and over community located in Murrysville close to Monroeville for shopping, Doctors, Parkway and Turnpike. This home features one floor living with open floor plan and cathedral ceilings. Two spacious bedrooms and two baths. Ample closet space. The kitchen and dining area is great for entertaining or if weather permits you could move outside to the large deck and woods in the background. There is a convenient laundry room with washer and dryer just off the kitchen. There is a carport with a shed inside and beyond that there is three season room to enjoy also. This home is a must see and not a drive by, it has been very well maintained and move in ready. Schedule your showing Today and begin the next phase of your​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ life.

8. 2025-02-26
   historical Contingent 900-char remark

   Show marketing remark (900 chars)

   Welcome to 269 Ridge Drive your dream home in the Village of Clover Ridge a 55 and over community located in Murrysville close to Monroeville for shopping, Doctors, Parkway and Turnpike. This home features one floor living with open floor plan and cathedral ceilings. Two spacious bedrooms and two baths. Ample closet space. The kitchen and dining area is great for entertaining or if weather permits you could move outside to the large deck and woods in the background. There is a convenient laundry room with washer and dryer just off the kitchen. There is a carport with a shed inside and beyond that there is three season room to enjoy also. This home is a must see and not a drive by, it has been very well maintained and move in ready. Schedule your showing Today and begin the next phase of your​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ life.

9. 2025-02-17
   listed $89,900 Active 900-char remark

   Show marketing remark (900 chars)

   Welcome to 269 Ridge Drive your dream home in the Village of Clover Ridge a 55 and over community located in Murrysville close to Monroeville for shopping, Doctors, Parkway and Turnpike. This home features one floor living with open floor plan and cathedral ceilings. Two spacious bedrooms and two baths. Ample closet space. The kitchen and dining area is great for entertaining or if weather permits you could move outside to the large deck and woods in the background. There is a convenient laundry room with washer and dryer just off the kitchen. There is a carport with a shed inside and beyond that there is three season room to enjoy also. This home is a must see and not a drive by, it has been very well maintained and move in ready. Schedule your showing Today and begin the next phase of your​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ life.

10. 2019-05-04
    soldstatus $59,900 Sold
11. 2019-04-03
    status Under Contract
12. 2019-03-14
    listed $59,900 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: $1,045 · $87/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$181/yr (+$15/mo · 17.3%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,881
• − Mortgage interest: −$4,985
• − Property taxes: −$1,045
• − Insurance: −$445
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − HOA: −$9,264
• − Depreciation: −$2,589
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,096/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: Franklin Regional SD
• NCES district ID: 4210230
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $80,722
• Composite: 61.83/100
• National rank: #730
• State rank: #20 of 539 in PA

Livability — Murrysville

• Score: 75/100
• State rank: #472
• US rank: #4346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrysville, PA
• City population: 23,363
• Population (ZIP): 14,477

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, South Korea
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.13%
• Current HPI: 237.0143
• 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

+48.6% since first listed

12 events — show timeline

• 2026-04-19 Pending — West Penn MLS
• 2026-04-15 Listed $89,000 West Penn MLS
• 2026-02-05 Delisted — West Penn MLS
• 2025-12-01 Price Changed $84,900 West Penn MLS
• 2025-11-07 Listed $86,000 West Penn MLS
• 2025-03-28 Pending — West Penn MLS
• 2025-03-27 Sold (MLS) $83,000 West Penn MLS
• 2025-02-26 Contingent — West Penn MLS
• 2025-02-17 Listed $89,900 West Penn MLS
• 2019-05-04 Sold (MLS) $59,900 West Penn MLS
• 2019-04-03 Pending — West Penn MLS
• 2019-03-14 Listed $59,900 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,045 · +0.0% YoY. Source: county tax records.