280 Valleyview Dr · North Fayette, PA 15071

$28,000

3 bd · 2.0 ba · 1,242 sqft · Manufactured public records · 68 Days on market

Built 1985 230 sqft lot $23/sqft · 26% below area Est $38k · 26% under $710/mo HOA · 41% of rent ↓ 20% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one floor living in the Redwood Estates Community. This family friendly neighborhood offers a community pool and playground. Just minutes from the Montour trail system and Robinson Towne Center. This 1200 square foot home has three bedrooms and two full baths. This home offers an open living room/kitchen design. As well as a covered front porch and a rear deck with storage shed. The main bedroom addition is equipped with a vaulted ceiling and walk in closet. Priced to sell.

Key facts

• Covered front porch
• Community pool
• Montour trail system

Tags

• ONE FLOOR LIVING
• COMMUNITY POOL
• PLAYGROUND
• MONTOUR TRAIL SYSTEM
• ROBINSON TOWNE CENTER
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $28k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Allegheny SD (suburban): math 64% / reading 77% proficiency, ranked #22 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 66 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $194 of loan paydown is wiped out by about $840 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $125/mo; HOA is 41% of rent.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.16% ✓
• Cap rate: 25.99%
• Cash-on-cash: 70.36%
• DSCR: 4.13
• GRM: 1.4

CMA / ARV

• ARV (median comp): $37,900
• List price: $28,000
• Delta: -26.12%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 Valleyview Dr	0.02mi	3/2.0	1,152 (-7%)	1mo	$41,000	$36	86
12 South East	0.12mi	3/2.0	1,120 (-10%)	14mo	$63,000	$56	67
65 Country Club Dr	0.14mi	3/2.0	1,056 (-15%)	23mo	$46,000	$44	49

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: 49.9%
• Equity multiple: 3.21×
• Total profit: $17,306
• Equity at exit: $4,175

10-year hold

• IRR: 55.7%
• Equity multiple: 6.70×
• Total profit: $44,693
• Equity at exit: $2,421

Cash invested: $7,840 (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 15071

• Home prices YoY: -21.2%
• Active inventory: 66
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$710
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $334

Break-even live

Break-even rent $1,302

Max offer price $28,000

Occupancy floor 76%

Sensitivity live

Price	-10% $354	-5% $344	+0% $334	+5% $325	+10% $315
Rent	-10% $198	-5% $266	+0% $334	+5% $403	+10% $471
Rate	-1.0pp $349	-0.5pp $342	base $334	+0.5pp $327	+1.0pp $320

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Timberglen Dr Imperial, PA	3.0	2.0	1310	$1,800	$1.37	8d	1	0.34mi
1600 Settlers Dr Oakdale, PA	1.0–2.0	1.0	769	$1,645	$2.14	2d	23	0.43mi
27412 Evergreen Run Unit 27412 Imperial, PA	2.0	1.0	1000	$1,150	$1.15	24d	1	0.69mi
100 Lincoln Highlands Dr Coraopolis, PA	1.0–3.0	1.0–2.0	988	$1,935	$1.96	2d	13	0.78mi
7420 Steubenville Pike Oakdale, PA	1.0–2.0	1.0	725	$2,215	$3.06	2d	12	0.96mi
1500 Park Lane Dr Pittsburgh, PA	2.0	1.0–2.0	641	$1,915	$2.99	2d	1	1.47mi

HOA detail

• Monthly dues: $710 · $8,520/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $28,000 Active 68 DOM
2. 2026-06-17
   days on market $28,000 Active 67 DOM
3. 2026-06-16
   days on market $28,000 Active 66 DOM
4. 2026-06-15
   days on market $28,000 Active 65 DOM
5. 2026-06-13
   days on market $28,000 Active 63 DOM
6. 2026-06-09
   days on market $28,000 Active 59 DOM
7. 2026-06-08
   days on market $28,000 Active 58 DOM
8. 2026-06-07
   days on market $28,000 Active 57 DOM
9. 2026-06-03
   days on market $28,000 Active 53 DOM
10. 2026-06-02
    days on market $28,000 Active 52 DOM
11. 2026-06-01
    days on market $28,000 Active 51 DOM
12. 2026-05-31
    days on market $28,000 Active 50 DOM
13. 2026-04-11
    listed $28,000 Active 489-char remark

    Show marketing remark (489 chars)

    Welcome to one floor living in the Redwood Estates Community. This family friendly neighborhood offers a community pool and playground. Just minutes from the Montour trail system and Robinson Towne Center. This 1200 square foot home has three bedrooms and two full baths. This home offers an open living room/kitchen design. As well as a covered front porch and a rear deck with storage shed. The main bedroom addition is equipped with a vaulted ceiling and walk in closet. Priced to sell.

14. 2026-04-07
    historical Expired 489-char remark

    Show marketing remark (489 chars)

    Welcome to one floor living in the Redwood Estates Community. This family friendly neighborhood offers a community pool and playground. Just minutes from the Montour trail system and Robinson Towne Center. This 1200 square foot home has three bedrooms and two full baths. This home offers an open living room/kitchen design. As well as a covered front porch and a rear deck with storage shed. The main bedroom addition is equipped with a vaulted ceiling and walk in closet. Priced to sell.

15. 2025-11-06
    listed $35,000 Active 489-char remark

    Show marketing remark (489 chars)

    Welcome to one floor living in the Redwood Estates Community. This family friendly neighborhood offers a community pool and playground. Just minutes from the Montour trail system and Robinson Towne Center. This 1200 square foot home has three bedrooms and two full baths. This home offers an open living room/kitchen design. As well as a covered front porch and a rear deck with storage shed. The main bedroom addition is equipped with a vaulted ceiling and walk in closet. Priced to sell.

ⓘ 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 9/10 Extreme FEMA zone A · 99% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,707
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$8,520
• − Depreciation: −$815
• Taxable income: $4,428
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $2,951/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: West Allegheny SD
• NCES district ID: 4225200
• Math proficiency: 64% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $67,549
• Composite: 61.41/100
• National rank: #763
• State rank: #22 of 539 in PA

Livability — North Fayette

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

Census & demographics

• Population (ZIP): 12,455

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Asian 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Scotch-Irish 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 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: ▼ -71.90%
• Current HPI: 266.6786
• 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

-20.0% since first listed

3 events — show timeline

• 2026-04-11 Listed $28,000 West Penn MLS
• 2026-04-07 Delisted — West Penn MLS
• 2025-11-06 Listed $35,000 West Penn MLS

Property tax history

-3.1%/yr

Latest (2015): $29 · -3.1% YoY. Source: county tax records.