34 Jess Ln · North Fayette, PA 15057

$88,500

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 120 Days on market

Built 2005 222 sqft lot Est $98k · 10% under $505/mo HOA · 23% of rent

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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
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.1/10.0
• 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

Cozy yet spacious. This move-in ready 3 bed/2 bath mobile home checks all the boxes. One level living at its finest. This cute home offers an open concept and loads of space. Warm up by the wood burning fireplace or relax on the deck. This property also offers a convenient location being close to shopping, dining, doctors , the airport and major roadways. Don't wait. This one won't last long!

Key facts

• Open concept
• Convenient location
• One level living

Tags

• ONE LEVEL LIVING
• OPEN CONCEPT
• WOOD BURNING FIREPLACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $81k (9.0% 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.
• 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.
• Zoned schools: Mckee El Sch (math 65% / reading 80%, grade A, #121 of 1,518 statewide, top 8%, 489 students, 38% FRL); West Allegheny Ms (math 46% / reading 70%, grade B, #59 of 512 statewide, top 12%, 767 students, 30% FRL); West Allegheny Shs (math 76%, 997 students, 23% FRL).
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago 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.
• Current owner paid $58k; list at $88k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $80,535 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.49% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $98,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Wagner Dr	0.16mi	3/2.0	1,568 (+4%)	14mo	$60,000	$38	75
119 Joseph Ln	0.29mi	3/2.0	1,478 (-2%)	15mo	$85,000	$58	70
52 Wagner Dr	0.10mi	3/2.0	1,296 (-14%)	18mo	$85,000	$66	56
72 Wagner Dr	0.18mi	3/1.0	1,356 (-10%)	22mo	$87,900	$65	52

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $26,815
• Equity at exit: $13,196

10-year hold

• IRR: 33.8%
• Equity multiple: 4.12×
• Total profit: $77,265
• Equity at exit: $7,652

Cash invested: $24,780 (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 15057

• Home prices YoY: -10.7%
• Active inventory: 99
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$464
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$37
• HOA: −$505
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $641

Break-even live

Break-even rent $1,389

Max offer price $88,500

Occupancy floor 66%

Sensitivity live

Price	-10% $691	-5% $666	+0% $641	+5% $616	+10% $591
Rent	-10% $467	-5% $554	+0% $641	+5% $728	+10% $815
Rate	-1.0pp $686	-0.5pp $663	base $641	+0.5pp $618	+1.0pp $595

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1228 Gneiss Dr Cuddy, PA	3.0	2.5	1512	$2,200	$1.46	45d	1	0.77mi

HOA detail

• Monthly dues: $505 · $6,060/yr

Listing history 14 events

1. 2026-06-07
   days on market $88,500 Active 120 DOM
2. 2026-06-03
   days on market $88,500 Active 116 DOM
3. 2026-06-02
   days on market $88,500 Active 115 DOM
4. 2026-06-01
   days on market $88,500 Active 114 DOM
5. 2026-05-31
   days on market $88,500 Active 113 DOM
6. 2026-05-01
   price $88,500 398-char remark

   Show marketing remark (398 chars)

   Cozy yet spacious. This move-in ready 3 bed/2 bath mobile home checks all the boxes. One level living at its finest. This cute home offers an open concept and loads of space. Warm up by the wood burning fireplace or relax on the deck. This property also offers a convenient location being close to shopping, dining, doctors , the airport and major roadways. Don't wait. This one won't last long!

7. 2026-04-30
   status Active 398-char remark

   Show marketing remark (398 chars)

   Cozy yet spacious. This move-in ready 3 bed/2 bath mobile home checks all the boxes. One level living at its finest. This cute home offers an open concept and loads of space. Warm up by the wood burning fireplace or relax on the deck. This property also offers a convenient location being close to shopping, dining, doctors , the airport and major roadways. Don't wait. This one won't last long!

8. 2026-04-17
   historical Contingent 398-char remark

   Show marketing remark (398 chars)

   Cozy yet spacious. This move-in ready 3 bed/2 bath mobile home checks all the boxes. One level living at its finest. This cute home offers an open concept and loads of space. Warm up by the wood burning fireplace or relax on the deck. This property also offers a convenient location being close to shopping, dining, doctors , the airport and major roadways. Don't wait. This one won't last long!

9. 2026-02-03
   listed $90,000 Active 398-char remark

   Show marketing remark (398 chars)

   Cozy yet spacious. This move-in ready 3 bed/2 bath mobile home checks all the boxes. One level living at its finest. This cute home offers an open concept and loads of space. Warm up by the wood burning fireplace or relax on the deck. This property also offers a convenient location being close to shopping, dining, doctors , the airport and major roadways. Don't wait. This one won't last long!

10. 2014-06-25
    price $58,152 534-char remark

    Show marketing remark (534 chars)

    Look at the size & condition of this place for $64,900!!! It is absolutely fantastic!!! 8 year old unit. Fantastic kitchen with plenty of cabinets & counter space. Large eating area. Stove, dishwasher, microwave, dbl-door frig all included! Washer & dryer included! Huge living room with gorgeous log fireplace. Plenty of wndws for light, bright, open feeling. Large mstr bedroom with huge mstr bath with dbl bowl sink & soaking tub. Huge closets. Huge deck. 4 off/st park spots. Shed for storage. 2 full baths

11. 2014-06-23
    price $64,900 534-char remark

    Show marketing remark (534 chars)

    Look at the size & condition of this place for $64,900!!! It is absolutely fantastic!!! 8 year old unit. Fantastic kitchen with plenty of cabinets & counter space. Large eating area. Stove, dishwasher, microwave, dbl-door frig all included! Washer & dryer included! Huge living room with gorgeous log fireplace. Plenty of wndws for light, bright, open feeling. Large mstr bedroom with huge mstr bath with dbl bowl sink & soaking tub. Huge closets. Huge deck. 4 off/st park spots. Shed for storage. 2 full baths

12. 2014-06-23
    soldstatus $58,152 534-char remark

    Show marketing remark (534 chars)

    Look at the size & condition of this place for $64,900!!! It is absolutely fantastic!!! 8 year old unit. Fantastic kitchen with plenty of cabinets & counter space. Large eating area. Stove, dishwasher, microwave, dbl-door frig all included! Washer & dryer included! Huge living room with gorgeous log fireplace. Plenty of wndws for light, bright, open feeling. Large mstr bedroom with huge mstr bath with dbl bowl sink & soaking tub. Huge closets. Huge deck. 4 off/st park spots. Shed for storage. 2 full baths

13. 2013-11-14
    listed $64,900 534-char remark

    Show marketing remark (534 chars)

    Look at the size & condition of this place for $64,900!!! It is absolutely fantastic!!! 8 year old unit. Fantastic kitchen with plenty of cabinets & counter space. Large eating area. Stove, dishwasher, microwave, dbl-door frig all included! Washer & dryer included! Huge living room with gorgeous log fireplace. Plenty of wndws for light, bright, open feeling. Large mstr bedroom with huge mstr bath with dbl bowl sink & soaking tub. Huge closets. Huge deck. 4 off/st park spots. Shed for storage. 2 full baths

14. 2013-01-31
    listed $64,900

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$153/yr (+$13/mo · 14.0%)

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

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 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$4,957
• − Property taxes: −$1,092
• − Insurance: −$442
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$6,060
• − Depreciation: −$2,575
• Taxable income: $7,049
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $6,000/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

• Census place: Sturgeon, PA
• Population (ZIP): 17,162

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 (87%)
• Race & ethnicity: White 87% Asian 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Slovak 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 91% English-only · Other Asian/Pacific 5% Other Indo-European 2% Chinese 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: ▼ -31.77%
• Current HPI: 266.0112
• 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

+36.4% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $88,500 West Penn MLS
• 2026-04-30 Relisted — West Penn MLS
• 2026-04-17 Contingent — West Penn MLS
• 2026-02-03 Listed $90,000 West Penn MLS
• 2014-06-25 Price Changed $58,152 West Penn MLS
• 2014-06-23 Sold (MLS) $58,152 West Penn MLS
• 2014-06-23 Price Changed $64,900 West Penn MLS
• 2013-11-14 Listed $64,900 West Penn MLS
• 2013-01-31 Listed $64,900 West Penn MLS

Property tax history

+5.0%/yr

Latest (2026): $1,092 · +87.0% YoY. Source: county tax records.