Sapphire XL Plan · Mount Pleasant, PA 15666

$69,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 353 Days on market

Good condition ↓ 8% since listing

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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
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to your brand-new manufactured home at 5118 Holly Road! This stylish 3-bedroom, 2-bath home offers modern living with elegant finishes, stainless steel appliances, a spacious open layout, and energy-efficient features throughout. Enjoy added value with upgraded insulation and a smart thermostat, providing year-round comfort and efficiency. Perfect for families or first-time buyers seeking quality, functionality, and peace of mind-all in one beautiful package. Ready for immediate move-in!

Key facts

• Upgraded insulation
• Smart thermostat
• Spacious open layout

Tags

• STAINLESS STEEL APPLIANCES
• SPACIOUS OPEN LAYOUT
• ENERGY-EFFICIENT FEATURES
• UPGRADED INSULATION
• SMART THERMOSTAT
• BUILT-IN ELECTRIC FIREPLACE

🏗️ New construction. The $69,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $66,462.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 1.8% in Mount Pleasant — 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 72/100 on livability (#647 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mount Pleasant Area SD (suburban): math 25% / reading 51% proficiency, ranked #378 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($460 loan paydown + $5k appreciation (7.2% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 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. 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: 1.73% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.93%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $66,462
• List price: $69,900
• Delta: 5.17%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5152 Holly Rd	0.11mi	3/2.0	1,140 (+6%)	13mo	$56,900	$50	75
5118 A Holly Rd	0.07mi	3/2.0	1,216 (+13%)	4mo	$69,900	$57	72
201 Clay Ave	0.71mi	2/2.0 (-1)	980 (-9%)	9mo	$68,370	$70	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 3.83×
• Total profit: $52,609
• Equity at exit: $46,917

10-year hold

• IRR: 38.0%
• Equity multiple: 8.07×
• Total profit: $131,498
• Equity at exit: $89,912

Cash invested: $18,609 (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 15666

• Home prices YoY: 3.3%
• Active inventory: 56
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$349
• Tax est. 1.5%: −$83 /mo · $997/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $449

Break-even live

Break-even rent $581

Max offer price $66,462

Occupancy floor 56%

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: $16,616
• Closing costs: $1,994
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $69,900 Active 353 DOM
2. 2026-06-17
   days on market $69,900 Active 352 DOM
3. 2026-06-16
   days on market $69,900 Active 351 DOM
4. 2026-06-15
   days on market $69,900 Active 350 DOM
5. 2026-06-13
   days on market $69,900 Active 348 DOM
6. 2026-06-09
   days on market $69,900 Active 344 DOM
7. 2026-06-08
   days on market $69,900 Active 343 DOM
8. 2026-06-07
   days on market $69,900 Active 342 DOM
9. 2026-06-05
   days on market $69,900 Active 339 DOM
10. 2026-06-03
    days on market $69,900 Active 338 DOM
11. 2026-06-02
    days on market $69,900 Active 337 DOM
12. 2026-06-01
    days on market $69,900 Active 336 DOM
13. 2026-05-31
    days on market $69,900 Active 335 DOM
14. 2025-10-09
    price $69,900 500-char remark

    Show marketing remark (500 chars)

    Welcome to your brand-new manufactured home at 5118 Holly Road! This stylish 3-bedroom, 2-bath home offers modern living with elegant finishes, stainless steel appliances, a spacious open layout, and energy-efficient features throughout. Enjoy added value with upgraded insulation and a smart thermostat, providing year-round comfort and efficiency. Perfect for families or first-time buyers seeking quality, functionality, and peace of mind-all in one beautiful package. Ready for immediate move-in!

15. 2025-07-01
    listed $75,900 Active 500-char remark

    Show marketing remark (500 chars)

    Welcome to your brand-new manufactured home at 5118 Holly Road! This stylish 3-bedroom, 2-bath home offers modern living with elegant finishes, stainless steel appliances, a spacious open layout, and energy-efficient features throughout. Enjoy added value with upgraded insulation and a smart thermostat, providing year-round comfort and efficiency. Perfect for families or first-time buyers seeking quality, functionality, and peace of mind-all in one beautiful package. Ready for immediate move-in!

ⓘ 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 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,792
• − Mortgage interest: −$3,723
• − Property taxes: −$997
• − Insurance: −$332
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,933
• Taxable income: $4,599
• Est. tax owed @ 24.0%: −$1,104
• 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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home offers a modern and energy-efficient living space with a spacious layout and updated finishes. Minor updates to the interior walls, countertops, and bathroom flooring can further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Replace countertops — Modern countertops can improve the kitchen's functionality and appearance
• Both Install new flooring in bathrooms — New flooring can make the bathrooms more inviting and functional

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops can improve the kitchen's functionality and appearance ↑
• Both Install new flooring in bathrooms — New flooring can make the bathrooms more inviting and functional ↑

ⓘ 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: Mount Pleasant Area SD
• NCES district ID: 4216170
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $47,175
• Composite: 32.46/100
• National rank: #5716
• State rank: #378 of 539 in PA

Livability — Mount Pleasant

• Score: 72/100
• State rank: #647
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,420

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 15% Iranian 2% Slovak 2%
• Foreign-born: 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: ▲ 7.20%
• Current HPI: 224.6311
• 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

-7.9% since first listed

2 events — show timeline

• 2025-10-09 Price Changed $69,900 Zillow
• 2025-07-01 Listed $75,900 Zillow