1615 Forest Green Dr Unit 1316 · Moon, PA 15108

$105,000

1 bd · 1.0 ba · 843 sqft · Condo · 4 Days on market

Built 1984 Good condition

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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 +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated and move-in ready, this beautifully updated 1-bedroom, 1-bath condominium offers approximately 843 square feet of modern living in the heart of Moon Township. Renovated from top to bottom, the home features a brand-new kitchen with white shaker cabinetry, quartz countertops, new microwave, garbage disposal, updated sink and faucet, and contemporary finishes throughout. New luxury vinyl plank flooring extends seamlessly through the entire unit, complemented by fresh paint, updated lighting, modern fixtures, and matte black hardware. The bathroom has been refreshed with stylish finishes and updated fixtures, while the spacious bedroom provides ample closet space and natur

Key facts

• Quartz countertops
• Garbage disposal
• Brand new kitchen

Tags

• BRAND NEW KITCHEN
• WHITE SHAKER CABINETRY
• QUARTZ COUNTERTOPS
• NEW MICROWAVE
• GARBAGE DISPOSAL
• UPDATED SINK

Property features AI

Exterior

• Parking: Assigned parking
• Home design: Resale property
• Construction: Concrete construction

Interior

• Kitchen: Cooktop; Gas appliances (some); Dishwasher; Disposal; Microwave; Refrigerator; Stove
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Intercom; Screens on windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 179 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 15% of the median local income ($101k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.21×
• Total profit: $-23,228
• Equity at exit: $15,656

10-year hold

• IRR: -12.3%
• Equity multiple: 0.21×
• Total profit: $-23,297
• Equity at exit: $9,078

Cash invested: $29,400 (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 15108

• Rents YoY: 4.1%
• Active inventory: 179
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA est. from 3 same-building comps: −$392
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-124

Break-even live

Break-even rent $1,415

Max offer price $87,009

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-88	+0% $-124	+5% $-161	+10% $-197
Rent	-10% $-224	-5% $-174	+0% $-124	+5% $-75	+10% $-25
Rate	-1.0pp $-71	-0.5pp $-98	base $-124	+0.5pp $-152	+1.0pp $-179

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Beaver Grade Rd Coraopolis, PA	1.0–2.0	1.0–2.0	845	$1,356	$1.60	2d	39	0.21mi
4078 Sanlin Dr Coraopolis, PA	2.0	1.0	1053	$1,150	$1.09	24d	1	0.32mi
1000 College Park Dr #9 Coraopolis, PA	2.0	1.0	741	$1,200	$1.62	15d	1	0.89mi
701 College Park Dr #2 Coraopolis, PA	1.0	1.0	594	$1,150	$1.94	13d	1	0.91mi
701 College Park Dr #2 Coraopolis, PA	1.0	1.0	754	$1,150	$1.53	18d	1	0.91mi
200 Grant Dr Coraopolis, PA	1.0	1.0	666	$1,325	$1.99	2d	3	0.98mi
355 Moon Clinton Rd Apt 8 Moon Township, PA	2.0	1.0	850	$1,350	$1.59	2d	1	1.01mi
318 Moon Clinton Rd Coraopolis, PA	1.0	1.0	412	$895	$2.17	2d	3	1.04mi
365 Moon Clinton Rd Moon Twp, PA	2.0	1.0	850	$1,350	$1.59	2d	1	1.05mi
1200 Landing Ln Moon Twp, PA	1.0–3.0	1.0–2.0	1013	$1,488	$1.47	2d	9	1.28mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-08
   days on market $105,000 Active 4 DOM
2. 2026-06-07
   days on market $105,000 Active 3 DOM
3. 2026-06-05
   remarks 699-char remark
4. 2026-06-05
   listed $105,000 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 6/10 Major FEMA zone X (unshaded) · 69% 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 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,088
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − HOA: −$4,704
• − Depreciation: −$3,055
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $-756/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 · 5 photos

Good 80/100 Cosmetic rehab

This completely renovated and move-in ready 1-bedroom, 1-bath condominium offers modern living with updated kitchen and bathroom, new flooring, and fresh paint. The property is in good condition with no visible repairs needed, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants.
• Rental Reassessing the HVAC system for any maintenance needs — A well-maintained HVAC system ensures comfort and can attract tenants.
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Rental Reassessing the HVAC system for any maintenance needs — A well-maintained HVAC system ensures comfort and can attract tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to a wider range of potential buyers/tenants. ↑

ⓘ 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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Moon

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

Census & demographics

• Census place: Carnot-Moon, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

• 2026-06-04 Listed $105,000 West Penn MLS