SKYLINE 123 Cranberry Village Estates Plan · Cranberry, PA 16066

$35,500

3 bd · 2.0 ba · 980 sqft · Manufactured · 408 Days on market

Manufactured home Average condition

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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
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -5.9

Listing remarks MLS

Those looking for a cozy manufactured home will find their perfect one in Cranberry Village. Cranberry Village is a suburban, pet-friendly community with tree-lined streets and tons of amenities, including a clubhouse, basketball court, and playground. All of our energy-efficient, manufactured, 2-3 bedroom houses come in a wide variety of styles, layouts, and sizes to match your needs, in a surrounding community that's sure to feel like home. Cranberry Village is located in Cranberry Township, Pennsylvania - only 20 miles outside of Pittsburgh! This community is tucked between the rolling, green Pennsylvania hills, offering both the convenience of nearby necessities and the peace of rural surroundings at nearby Graham Park or Cranberry Park. The surrounding Cranberry Township features convenient shopping, great dining options, and everything else that metropolitan Pittsburgh area has to offer!

Key facts

• Clubhouse
• Manufactured home
• Basketball court

Tags

• MANUFACTURED HOME
• PET-FRIENDLY COMMUNITY
• CLUBHOUSE
• BASKETBALL COURT
• PLAYGROUND
• ENERGY-EFFICIENT

🏗️ New construction. The $35,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $52,500.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $36k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 3.7% in Cranberry — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Haine El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 813 students, 21% FRL); Ryan Gloyer Ms (math 32% / reading 64%, grade C-, #153 of 512 statewide, top 30%, 1,123 students, 21% FRL); Seneca Valley Hs (math 71% / reading 75%, grade B+, #35 of 437 statewide, top 8%, 2,307 students, 18% FRL).
• Market conditions: Rents soft (-1.9%/yr); 495 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($124k/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 $363 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 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: 2.78% ✓
• Cap rate: 24.32%
• Cash-on-cash: 64.39%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (median comp): $52,500
• List price: $35,500
• Delta: -32.38%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Ashford Dr #79	0.06mi	2/1.5 (-1)	1,037 (+6%)	3mo	$280,000	$270	78
21 Ashford Dr	0.11mi	2/1.5 (-1)	1,037 (+6%)	2mo	$265,525	$256	76
39 Ashford Dr	0.16mi	2/1.5 (-1)	1,037 (+6%)	2mo	$278,000	$268	74
309 Larkwood Ct	0.46mi	3/1.5	960 (-2%)	3mo	$280,000	$292	71
341 Fawn Trl	0.28mi	2/1.5 (-1)	900 (-8%)	3mo	$235,000	$261	64
322 Bellford Ct	0.40mi	3/1.5	1,116 (+14%)	3mo	$208,000	$186	54
408 Parkwood Dr	0.84mi	3/1.5	1,040 (+6%)	0mo	$213,000	$205	53
225 Sandalwood Dr	0.56mi	3/2.0	1,170 (+19%)	1mo	$300,000	$256	48
7 Rolling Road Rd	0.52mi	3/1.5	1,148 (+17%)	1mo	$255,000	$222	48
951 Woodhollow Dr	0.73mi	2/1.0 (-1)	880 (-10%)	2mo	$140,000	$159	38
87 Robinhood Dr	0.64mi	4/1.5 (+1)	1,170 (+19%)	0mo	$202,000	$173	38
1017 Cottonwood Ct	0.71mi	2/1.5 (-1)	765 (-22%)	1mo	$214,900	$281	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 3.55×
• Total profit: $37,479
• Equity at exit: $7,828

10-year hold

• IRR: 63.7%
• Equity multiple: 6.50×
• Total profit: $80,903
• Equity at exit: $4,539

Cash invested: $14,700 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 1 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $79,900 ($73/sqft)
• Median days on market: 346 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -27.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 16066

• Rents YoY: -1.9%
• Active inventory: 495
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$275
• Tax est. 1.5%: −$66 /mo · $788/yr
• Insurance: −$22
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $789

Break-even live

Break-even rent $459

Max offer price $52,500

Occupancy floor 41%

Sensitivity live

Price	-10% $825	-5% $807	+0% $789	+5% $771	+10% $752
Rent	-10% $674	-5% $731	+0% $789	+5% $846	+10% $904
Rate	-1.0pp $815	-0.5pp $802	base $789	+0.5pp $775	+1.0pp $761

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: $13,125
• Closing costs: $1,575
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 E Commons Dr Cranberry Township, PA	2.0	1.5	1116	$1,500	$1.34	117d	1	0.34mi
315 Bellford Ct Cranberry Township, PA	2.0	1.5	1116	$850	$0.76	158d	1	0.35mi
302 Bellford Ct Cranberry Township, PA	2.0	1.0	960	$1,550	$1.61	49d	1	0.38mi
312 Bellford Ct Cranberry Township, PA	3.0	1.5	1116	$1,750	$1.57	55d	1	0.39mi
903 Lynwood Ct Cranberry Twp, PA	2.0	1.5	900	$1,600	$1.78	9d	1	0.70mi
903 Lynwood Ct Cranberry Twp, PA	2.0	1.5	900	$1,600	$1.78	5d	1	0.70mi
951 Wood Hollow Dr Cranberry Township, PA	2.0	1.0	880	$1,400	$1.59	0d	1	0.71mi
203 Parkwood Dr Cranberry Township, PA	4.0	1.5	1040	$2,200	$2.12	38d	1	0.75mi
2068 Powell Rd Cranberry Twp, PA	3.0	1.5	924	$2,400	$2.60	0d	1	0.79mi
108 Bellwood Ct Cranberry Township, PA	3.0	1.5	1040	$2,300	$2.21	0d	1	0.83mi
90 Berkley Manor Dr Cranberry Township, PA	1.0–3.0	1.0–2.0	1023	$1,999	$1.95	0d	21	0.83mi
8000 Brandt Dr Cranberry Twp, PA	1.0–2.0	1.0–2.0	945	$2,027	$2.14	0d	10	1.00mi
401 Collingwood Ct Cranberry Twp, PA	1.0–3.0	1.0–2.0	950	$1,895	$1.99	0d	1	1.06mi
102 Holly Dr Cranberry Township, PA	2.0–3.0	1.0–2.0	1116	$1,325	$1.19	0d	6	1.22mi
1000 Strand Rd Cranberry Township, PA	1.0–2.0	1.0–2.0	978	$2,253	$2.30	0d	4	1.37mi

Listing history 50 events

1. 2026-11-08
   days on market $35,500 Active 408 DOM
2. 2026-11-07
   days on market $35,500 Active 407 DOM
3. 2026-11-06
   days on market $35,500 Active 406 DOM
4. 2026-11-05
   days on market $35,500 Active 405 DOM
5. 2026-11-04
   days on market $35,500 Active 404 DOM
6. 2026-11-02
   days on market $35,500 Active 402 DOM
7. 2026-11-01
   days on market $35,500 Active 401 DOM
8. 2026-10-31
   days on market $35,500 Active 400 DOM
9. 2026-10-30
   days on market $35,500 Active 399 DOM
10. 2026-10-29
    days on market $35,500 Active 398 DOM
11. 2026-10-28
    days on market $35,500 Active 397 DOM
12. 2026-10-27
    days on market $35,500 Active 396 DOM
13. 2026-10-26
    days on market $35,500 Active 395 DOM
14. 2026-10-25
    days on market $35,500 Active 394 DOM
15. 2026-10-24
    days on market $35,500 Active 393 DOM
16. 2026-10-23
    days on market $35,500 Active 392 DOM
17. 2026-10-22
    days on market $35,500 Active 391 DOM
18. 2026-10-21
    days on market $35,500 Active 390 DOM
19. 2026-10-20
    days on market $35,500 Active 389 DOM
20. 2026-10-19
    days on market $35,500 Active 388 DOM
21. 2026-10-18
    days on market $35,500 Active 387 DOM
22. 2026-10-17
    days on market $35,500 Active 386 DOM
23. 2026-10-16
    days on market $35,500 Active 385 DOM
24. 2026-10-15
    days on market $35,500 Active 384 DOM
25. 2026-10-14
    days on market $35,500 Active 383 DOM
26. 2026-10-13
    days on market $35,500 Active 382 DOM
27. 2026-10-12
    days on market $35,500 Active 381 DOM
28. 2026-10-11
    days on market $35,500 Active 380 DOM
29. 2026-10-10
    days on market $35,500 Active 379 DOM
30. 2026-10-09
    days on market $35,500 Active 378 DOM
31. 2026-10-08
    days on market $35,500 Active 377 DOM
32. 2026-10-07
    days on market $35,500 Active 376 DOM
33. 2026-10-06
    days on market $35,500 Active 375 DOM
34. 2026-10-05
    days on market $35,500 Active 374 DOM
35. 2026-10-04
    days on market $35,500 Active 373 DOM
36. 2026-10-02
    days on market $35,500 Active 371 DOM
37. 2026-10-01
    days on market $35,500 Active 370 DOM
38. 2026-09-30
    days on market $35,500 Active 369 DOM
39. 2026-09-29
    days on market $35,500 Active 368 DOM
40. 2026-09-28
    days on market $35,500 Active 367 DOM
41. 2026-09-27
    days on market $35,500 Active 366 DOM
42. 2026-09-25
    days on market $35,500 Active 364 DOM
43. 2026-09-24
    days on market $35,500 Active 363 DOM
44. 2026-09-23
    days on market $35,500 Active 362 DOM
45. 2026-09-22
    days on market $35,500 Active 361 DOM
46. 2026-09-21
    days on market $35,500 Active 360 DOM
47. 2026-09-20
    days on market $35,500 Active 359 DOM
48. 2026-09-19
    days on market $35,500 Active 358 DOM
49. 2026-09-18
    days on market $35,500 Active 357 DOM
50. 2026-09-17
    days on market $35,500 Active 356 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $17,492
• − Mortgage interest: −$2,941
• − Property taxes: −$788
• − Insurance: −$262
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$1,527
• Taxable income: $9,175
• Est. tax owed @ 24.0%: −$2,202
• After-tax cash flow: $7,263/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 · 4 photos

Average 55/100 Cosmetic rehab Est. rehab $4,900–$14,700 screening

This manufactured home requires cosmetic updates to kitchen cabinets, fixtures, and exterior siding to improve its curb appeal and functionality.

Repairs flagged

• Moderate Kitchen cabinets — Worn condition
• Moderate Bathtub and fixtures — Dated appearance
• Moderate Exterior siding — Weathered condition

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Rental Replace carpet in bedrooms — New carpet improves comfort and appeal ↑
• Both Update kitchen countertops — Modern countertops increase functionality and aesthetic ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Haine El Sch B- PA #377/1,518 Nat'l #7,252/41,679 Middle Haine Ms B PA #55/512 Nat'l #2,008/14,009 High Seneca Valley Hs B+ PA #35/437 Nat'l #1,820/17,239

Schools (NCES district)

• District: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Cranberry

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

Census & demographics

• County: Butler County · 190,777 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

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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: ▼ -154.35%
• Current HPI: 276.4597
• Rent YoY: ▼ -1.93%
• Metro: Pittsburgh, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

• 2025-09-27 Listed $35,500 Zillow