210 Meadow Ln · Murrysville, PA 15668

$59,900

2 bd · 2.0 ba · 1,238 sqft · Manufactured public records · 199 Days on market

Built 1988 $48/sqft · 21% below area Est $76k · 21% under $748/mo HOA · 40% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 210 Meadow Lane! This spacious two bed, two bath home is located in the heart of Clover Ridge, 55+ community in Murrysville. Step inside to find an open living plan that flows into a large, inviting kitchen. The kitchen is equipped with plenty of cabinets and counter space, perfect for cooking and gathering! The primary bedroom offers it’s own ensuite full bath. There is another full bath that adds convenience for guests. Outside there is covered parking and a composite deck to enjoy in the warmer months. A thoughtful layout and single-level living make this home a great space for anyone looking to downsize in a peaceful community setting!

Key facts

• Covered parking
• Open living plan
• Single level living

Tags

• OPEN LIVING PLAN
• LARGE INVITING KITCHEN
• PLENTY OF CABINETS
• COMPOSITE DECK
• COVERED PARKING
• SINGLE LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.4% in Murrysville — 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 75/100 on livability (#472 in PA, #4,346 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Franklin Regional SD (suburban): math 62% / reading 77% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $60k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.11% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.45%
• DSCR: 1.95
• GRM: 2.7

CMA / ARV

• ARV (median comp): $75,589
• List price: $59,900
• Delta: -20.76%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Meadow Ln	0.03mi	2/2.0	1,248 (+1%)	19mo	$80,000	$64	81
123 Ridge Ln	0.37mi	2/2.0	1,344 (+9%)	1mo	$112,450	$84	68
246 Ridge Ln	0.26mi	2/2.0	1,377 (+11%)	2mo	$57,510	$42	67
911 Lilac Ln	0.15mi	2/2.0	1,386 (+12%)	8mo	$75,900	$55	67
414 Vista Ln	0.16mi	2/2.0	1,406 (+14%)	17mo	$106,000	$75	56

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: 14.6%
• Equity multiple: 1.59×
• Total profit: $9,882
• Equity at exit: $8,931

10-year hold

• IRR: 23.7%
• Equity multiple: 3.10×
• Total profit: $35,196
• Equity at exit: $5,179

Cash invested: $16,772 (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 15668

• Home prices YoY: -23.8%
• Active inventory: 80
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$25
• HOA: −$748
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $300

Break-even live

Break-even rent $1,482

Max offer price $59,900

Occupancy floor 79%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Sandune Dr Pittsburgh, PA	3.0	1.0–2.5	1004	$1,815	$1.81	1d	1	0.50mi
564 Carnival Dr Pittsburgh, PA	3.0	2.0	1257	$1,995	$1.59	43d	1	1.06mi
741 Pine Valley Dr Pittsburgh, PA	3.0	2.0	1424	$1,795	$1.26	11d	1	1.17mi

HOA detail

• Monthly dues: $748 · $8,976/yr

Listing history 25 events

1. 2026-06-18
   days on market $59,900 Active 199 DOM
2. 2026-06-17
   days on market $59,900 Active 198 DOM
3. 2026-06-16
   days on market $59,900 Active 197 DOM
4. 2026-06-15
   days on market $59,900 Active 196 DOM
5. 2026-06-13
   days on market $59,900 Active 194 DOM
6. 2026-06-09
   days on market $59,900 Active 190 DOM
7. 2026-06-08
   days on market $59,900 Active 189 DOM
8. 2026-06-07
   days on market $59,900 Active 188 DOM
9. 2026-06-05
   days on market $59,900 Active 185 DOM
10. 2026-06-03
    days on market $59,900 Active 184 DOM
11. 2026-06-02
    days on market $59,900 Active 183 DOM
12. 2026-06-01
    days on market $59,900 Active 182 DOM
13. 2026-05-31
    days on market $59,900 Active 181 DOM
14. 2026-03-26
    price $63,500 664-char remark

    Show marketing remark (664 chars)

    Welcome to 210 Meadow Lane! This spacious two bed, two bath home is located in the heart of Clover Ridge, 55+ community in Murrysville. Step inside to find an open living plan that flows into a large, inviting kitchen. The kitchen is equipped with plenty of cabinets and counter space, perfect for cooking and gathering! The primary bedroom offers it’s own ensuite full bath. There is another full bath that adds convenience for guests. Outside there is covered parking and a composite deck to enjoy in the warmer months. A thoughtful layout and single-level living make this home a great space for anyone looking to downsize in a peaceful community setting!

15. 2026-01-20
    price $69,900 664-char remark

    Show marketing remark (664 chars)

    Welcome to 210 Meadow Lane! This spacious two bed, two bath home is located in the heart of Clover Ridge, 55+ community in Murrysville. Step inside to find an open living plan that flows into a large, inviting kitchen. The kitchen is equipped with plenty of cabinets and counter space, perfect for cooking and gathering! The primary bedroom offers it’s own ensuite full bath. There is another full bath that adds convenience for guests. Outside there is covered parking and a composite deck to enjoy in the warmer months. A thoughtful layout and single-level living make this home a great space for anyone looking to downsize in a peaceful community setting!

16. 2025-12-01
    listed $74,900 Active 664-char remark

    Show marketing remark (664 chars)

    Welcome to 210 Meadow Lane! This spacious two bed, two bath home is located in the heart of Clover Ridge, 55+ community in Murrysville. Step inside to find an open living plan that flows into a large, inviting kitchen. The kitchen is equipped with plenty of cabinets and counter space, perfect for cooking and gathering! The primary bedroom offers it’s own ensuite full bath. There is another full bath that adds convenience for guests. Outside there is covered parking and a composite deck to enjoy in the warmer months. A thoughtful layout and single-level living make this home a great space for anyone looking to downsize in a peaceful community setting!

17. 2015-07-07
    price $29,500 481-char remark

    Show marketing remark (481 chars)

    Open floor plan w/ cathedral ceilings, beautiful cherry kit. , equipped w/ appliances, interior painted 2 yrs ago, exterior carport painted last yr. , new roof w/ dimensional shingles 8/2013, new furnace 1/2015, A/C serviced yearly, h2o 6/2010, new windows LRM, kit. , DRM, large closets, storage shed, baths have linen closets. laundry rm w/ washer/dryer. Plus this 55+ community has several benefits included in w/ lot rental fee; Shuttle Bus, Community Center, garbage pick up.

18. 2015-07-07
    price $31,500 481-char remark

    Show marketing remark (481 chars)

    Open floor plan w/ cathedral ceilings, beautiful cherry kit. , equipped w/ appliances, interior painted 2 yrs ago, exterior carport painted last yr. , new roof w/ dimensional shingles 8/2013, new furnace 1/2015, A/C serviced yearly, h2o 6/2010, new windows LRM, kit. , DRM, large closets, storage shed, baths have linen closets. laundry rm w/ washer/dryer. Plus this 55+ community has several benefits included in w/ lot rental fee; Shuttle Bus, Community Center, garbage pick up.

19. 2015-07-07
    soldstatus $29,500 Sold 481-char remark

    Show marketing remark (481 chars)

    Open floor plan w/ cathedral ceilings, beautiful cherry kit. , equipped w/ appliances, interior painted 2 yrs ago, exterior carport painted last yr. , new roof w/ dimensional shingles 8/2013, new furnace 1/2015, A/C serviced yearly, h2o 6/2010, new windows LRM, kit. , DRM, large closets, storage shed, baths have linen closets. laundry rm w/ washer/dryer. Plus this 55+ community has several benefits included in w/ lot rental fee; Shuttle Bus, Community Center, garbage pick up.

20. 2015-06-20
    status Under Contract 481-char remark

    Show marketing remark (481 chars)

    Open floor plan w/ cathedral ceilings, beautiful cherry kit. , equipped w/ appliances, interior painted 2 yrs ago, exterior carport painted last yr. , new roof w/ dimensional shingles 8/2013, new furnace 1/2015, A/C serviced yearly, h2o 6/2010, new windows LRM, kit. , DRM, large closets, storage shed, baths have linen closets. laundry rm w/ washer/dryer. Plus this 55+ community has several benefits included in w/ lot rental fee; Shuttle Bus, Community Center, garbage pick up.

21. 2015-06-15
    historical Contingent 481-char remark

    Show marketing remark (481 chars)

    Open floor plan w/ cathedral ceilings, beautiful cherry kit. , equipped w/ appliances, interior painted 2 yrs ago, exterior carport painted last yr. , new roof w/ dimensional shingles 8/2013, new furnace 1/2015, A/C serviced yearly, h2o 6/2010, new windows LRM, kit. , DRM, large closets, storage shed, baths have linen closets. laundry rm w/ washer/dryer. Plus this 55+ community has several benefits included in w/ lot rental fee; Shuttle Bus, Community Center, garbage pick up.

22. 2015-05-18
    price $31,500 481-char remark

    Show marketing remark (481 chars)

    Open floor plan w/ cathedral ceilings, beautiful cherry kit. , equipped w/ appliances, interior painted 2 yrs ago, exterior carport painted last yr. , new roof w/ dimensional shingles 8/2013, new furnace 1/2015, A/C serviced yearly, h2o 6/2010, new windows LRM, kit. , DRM, large closets, storage shed, baths have linen closets. laundry rm w/ washer/dryer. Plus this 55+ community has several benefits included in w/ lot rental fee; Shuttle Bus, Community Center, garbage pick up.

23. 2015-04-10
    listed $33,500 Active 481-char remark

    Show marketing remark (481 chars)

    Open floor plan w/ cathedral ceilings, beautiful cherry kit. , equipped w/ appliances, interior painted 2 yrs ago, exterior carport painted last yr. , new roof w/ dimensional shingles 8/2013, new furnace 1/2015, A/C serviced yearly, h2o 6/2010, new windows LRM, kit. , DRM, large closets, storage shed, baths have linen closets. laundry rm w/ washer/dryer. Plus this 55+ community has several benefits included in w/ lot rental fee; Shuttle Bus, Community Center, garbage pick up.

24. 1999-08-10
    soldstatus $32,000
25. 1999-04-22
    listed $42,500

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,002 · $84/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,336
• − Mortgage interest: −$3,355
• − Property taxes: −$1,002
• − Insurance: −$300
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$8,976
• − Depreciation: −$1,743
• Taxable income: $3,386
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $2,785/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: Franklin Regional SD
• NCES district ID: 4210230
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $80,722
• Composite: 61.83/100
• National rank: #730
• State rank: #20 of 539 in PA

Livability — Murrysville

• Score: 75/100
• State rank: #472
• US rank: #4346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrysville, PA
• City population: 23,363
• Population (ZIP): 14,477

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, South Korea
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -74.13%
• Current HPI: 237.0143
• 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

+49.4% since first listed

12 events — show timeline

• 2026-03-26 Price Changed $63,500 West Penn MLS
• 2026-01-20 Price Changed $69,900 West Penn MLS
• 2025-12-01 Listed $74,900 West Penn MLS
• 2015-07-07 Price Changed $29,500 West Penn MLS
• 2015-07-07 Sold (MLS) $29,500 West Penn MLS
• 2015-07-07 Price Changed $31,500 West Penn MLS
• 2015-06-20 Pending — West Penn MLS
• 2015-06-15 Contingent — West Penn MLS
• 2015-05-18 Price Changed $31,500 West Penn MLS
• 2015-04-10 Listed $33,500 West Penn MLS
• 1999-08-10 Sold (MLS) $32,000 West Penn MLS
• 1999-04-22 Listed $42,500 West Penn MLS

Property tax history

-2.0%/yr

Latest (2026): $1,002 · +0.0% YoY. Source: county tax records.