130 Brook Ln · Middlesex, PA 16059

$58,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 17 Days on market

Built 2021 Good condition $48/sqft · 6% above area Est $55k · 6% over $555/mo HOA · 27% of rent ↓ 16% 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
• Schools +6.1/10.0
• ARV discount +4.9/15.0
• Appreciation +4.4/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

Key facts

• Built 2021
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mars Area SD (rural): math 58% / reading 78% proficiency, ranked #24 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 48 active listings in the ZIP; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $404 of loan paydown is wiped out by about $742 of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,622 (1.5% below list)

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. 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.
4. 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.
5. 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: 3.57% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.76%
• DSCR: 3.13
• GRM: 2.3

CMA / ARV

• ARV (median comp): $55,254
• List price: $58,500
• Delta: 6.78%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-1.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.8%
• Equity multiple: 3.25×
• Total profit: $36,807
• Equity at exit: $13,370

10-year hold

• IRR: 51.9%
• Equity multiple: 6.57×
• Total profit: $91,174
• Equity at exit: $13,410

Cash invested: $16,380 (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 16059

• Home prices YoY: -0.5%
• Active inventory: 48
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$24
• HOA: −$555
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $652

Break-even live

Break-even rent $1,264

Max offer price $58,500

Occupancy floor 64%

Sensitivity live

Price	-10% $685	-5% $668	+0% $652	+5% $635	+10% $619
Rent	-10% $487	-5% $569	+0% $652	+5% $734	+10% $817
Rate	-1.0pp $681	-0.5pp $667	base $652	+0.5pp $637	+1.0pp $621

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $555 · $6,660/yr

Listing history 24 events

1. 2026-06-18
   days on market $58,500 Active 17 DOM
2. 2026-06-17
   days on market $58,500 Active 16 DOM
3. 2026-06-16
   days on market $58,500 Active 15 DOM
4. 2026-06-15
   days on market $58,500 Active 14 DOM
5. 2026-06-13
   days on market $58,500 Active 12 DOM
6. 2026-06-13
   days on market $58,500 Active 11 DOM
7. 2026-06-09
   days on market $58,500 Active 8 DOM
8. 2026-06-08
   days on market $58,500 Active 7 DOM
9. 2026-06-07
   days on market $58,500 Active 6 DOM
10. 2026-06-03
    days on market $58,500 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $58,500 Active 1 DOM
12. 2026-05-31
    days on market $59,000 Active 196 DOM
13. 2026-05-07
    price $59,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

14. 2026-04-21
    price $60,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

15. 2026-03-23
    price $61,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

16. 2026-03-09
    price $62,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

17. 2026-02-17
    price $63,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

18. 2026-02-10
    price $64,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

19. 2026-02-02
    price $65,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

20. 2026-01-20
    price $66,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

21. 2026-01-12
    price $67,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

22. 2026-01-05
    price $68,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

23. 2025-12-28
    price $69,000 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

24. 2025-11-01
    listed $70,000 Active 598-char remark

    Show marketing remark (598 chars)

    Modern, Bright & Budget Friendly! Welcome home to this updated 3 bedroom/2 full bath mobile home located in Sandy Hill Estates on a quiet, rented lot that offers comfort, convenience, and modern style. Step inside an inviting open-concept living area with vaulted ceilings, where the spacious living room flows seamlessly into the dining space and kitchen - perfect for everyday living or entertaining guests. The primary bedroom provides a private full bath and spacious walk-in closet, while 2 additional bedrooms and another full bath offer flexibility for family, guests or a home office.

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,076
• − Mortgage interest: −$3,277
• − Property taxes: −$1,353
• − Insurance: −$292
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$6,660
• − Depreciation: −$1,702
• Taxable income: $7,779
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $5,956/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 updated mobile home in Sandy Hill Estates is in good condition with a good exterior and interior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window screens — Improves energy efficiency and aesthetics
• Both Install new flooring in bathrooms — Enhances aesthetics and value
• Both Paint interior walls — Enhances aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑
• Both Install new flooring in bathrooms — Enhances aesthetics and value ↑
• Both Paint interior walls — Enhances aesthetics and value ↑

ⓘ 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: Mars Area SD
• NCES district ID: 4214790
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $84,859
• Composite: 60.96/100
• National rank: #806
• State rank: #24 of 539 in PA

Livability — Middlesex

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

Census & demographics

• Population (ZIP): 9,770

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Black 1% Two or more races 1%
• Common ancestry: Romanian 8% Serbian 4% Slovak 3%
• Foreign-born: 2% · Canada, Jamaica, Guatemala
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.27%
• Current HPI: 276.1662
• 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

-15.7% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $59,000 West Penn MLS
• 2026-04-21 Price Changed $60,000 West Penn MLS
• 2026-03-23 Price Changed $61,000 West Penn MLS
• 2026-03-09 Price Changed $62,000 West Penn MLS
• 2026-02-17 Price Changed $63,000 West Penn MLS
• 2026-02-10 Price Changed $64,000 West Penn MLS
• 2026-02-02 Price Changed $65,000 West Penn MLS
• 2026-01-20 Price Changed $66,000 West Penn MLS
• 2026-01-12 Price Changed $67,000 West Penn MLS
• 2026-01-05 Price Changed $68,000 West Penn MLS
• 2025-12-28 Price Changed $69,000 West Penn MLS
• 2025-11-01 Listed $70,000 West Penn MLS

Property tax history

+1.6%/yr

Latest (2026): $1,353 · +1.2% YoY. Source: county tax records.