15 Pine Ct · Economy, PA 16066

$55,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 32 Days on market

Built 2005 Est $77k · 29% under $727/mo HOA · 41% of rent ↓ 21% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This coveted lot is in a cul de sac that is surrounded by mature tree's. Great front porch. Fantastic kitchen that includes an island with seating much larger than the average. Great storage. Stainless steel appliances with LG dishwasher and microwave just installed. Kitchen cabinets have an abundance of storage! Move in ready with all appliances included.

Key facts

• Covered front porch
• Open floor plan
• Storage shed

Tags

• QUIET DEAD-END ROAD
• AMPLE YARD
• COVERED FRONT PORCH
• STORAGE SHED
• OPEN FLOOR PLAN
• SKYLIGHT

Property features AI

Finance

• HOA & community: Association fee $727 monthly

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Leased lot

Interior

• Kitchen: Dishwasher; Stove; Microwave; Refrigerator; Some gas appliances
• Bedrooms: Bedroom (Main level) — 12 x 10; Bedroom (Main level) — 13 x 10
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Kitchen island; Window treatments; Screens on windows
• Laundry & utility: Washer; Dryer; Laundry room (Main level) — 11 x 5

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.8% in Economy — 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 69/100 on livability (#855 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents soft (-1.9%/yr); 289 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 17% 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 $380 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 41% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.21% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.79%
• DSCR: 1.75
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $77,168
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Second St	0.22mi	3/2.0	1,447 (-1%)	13mo	$95,000	$66	78
55 Ash Ct	0.14mi	3/2.0	1,352 (-7%)	6mo	$54,000	$40	76
329 Laurel Dr	0.15mi	3/2.0	1,512 (+4%)	23mo	$125,000	$83	68
811 Maple Ct	0.40mi	3/2.0	1,568 (+8%)	4mo	$73,000	$47	65
905 Birch Dr	0.45mi	3/2.0	1,326 (-9%)	14mo	$70,000	$53	53

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $157
• Equity at exit: $8,201

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-78
• Equity at exit: $4,755

Cash invested: $15,400 (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 16066

• Rents YoY: -1.9%
• Active inventory: 289
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$288
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$23
• HOA: −$727
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $215

Break-even live

Break-even rent $1,492

Max offer price $55,000

Occupancy floor 83%

Sensitivity live

Price	-10% $247	-5% $231	+0% $215	+5% $200	+10% $184
Rent	-10% $76	-5% $146	+0% $215	+5% $285	+10% $355
Rate	-1.0pp $243	-0.5pp $229	base $215	+0.5pp $201	+1.0pp $187

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Holly Dr Cranberry Township, PA	3.0	1.0–2.0	1129	$1,175	$1.04	3d	1	0.09mi
10100 Kettlecreek Dr Cranberry Township, PA	1.0–2.0	1.0–2.0	976	$1,875	$1.92	3d	21	0.49mi
315 Bellford Ct Cranberry Township, PA	2.0	1.5	1116	$850	$0.76	18d	1	0.99mi
244 E Commons Dr Cranberry Township, PA	2.0	1.5	1116	$1,700	$1.52	13d	1	1.01mi
24 Robinhood Dr Cranberry Township, PA	3.0	1.5	1170	$2,125	$1.82	45d	1	1.26mi
9000 Old Station Rd Cranberry Township, PA	1.0–2.0	1.0–2.0	990	$1,731	$1.75	3d	1	1.28mi
26 Monmouth Dr Cranberry Township, PA	3.0	1.5	1470	$2,150	$1.46	3d	1	1.28mi
90 Berkley Manor Dr Cranberry Township, PA	1.0–3.0	1.0–2.0	1023	$2,340	$2.29	3d	16	1.45mi
401 Collingwood Ct Cranberry Twp, PA	1.0–3.0	1.0–2.0	950	$1,865	$1.96	3d	1	1.47mi
411 Sussex Dr Cranberry Township, PA	4.0	2.0	1352	$2,500	$1.85	15d	1	1.49mi

HOA detail

• Monthly dues: $727 · $8,724/yr

Listing history 20 events

1. 2026-06-21
   days on market $55,000 Active 32 DOM
2. 2026-06-18
   days on market $55,000 Active 29 DOM
3. 2026-06-17
   days on market $55,000 Active 28 DOM
4. 2026-06-16
   days on market $55,000 Active 27 DOM
5. 2026-06-15
   days on market $55,000 Active 26 DOM
6. 2026-06-13
   days on market $55,000 Active 24 DOM
7. 2026-06-13
   days on market $55,000 Active 23 DOM
8. 2026-06-09
   days on market $55,000 Active 20 DOM
9. 2026-06-08
   days on market $55,000 Active 19 DOM
10. 2026-06-07
    days on market $55,000 Active 18 DOM
11. 2026-06-05
    days on market $55,000 Active 15 DOM
12. 2026-06-03
    days on market $55,000 Active 14 DOM
13. 2026-06-02
    days on market $55,000 Active 13 DOM
14. 2026-06-01
    days on market $55,000 Active 12 DOM
15. 2026-05-31
    days on market $55,000 Active 11 DOM
16. 2026-05-20
    listed $55,000 Active
17. 2015-07-22
    historical 358-char remark

    Show marketing remark (358 chars)

    This coveted lot is in a cul de sac that is surrounded by mature tree's. Great front porch. Fantastic kitchen that includes an island with seating much larger than the average. Great storage. Stainless steel appliances with LG dishwasher and microwave just installed. Kitchen cabinets have an abundance of storage! Move in ready with all appliances included.

18. 2015-07-18
    price $45,900 358-char remark

    Show marketing remark (358 chars)

    This coveted lot is in a cul de sac that is surrounded by mature tree's. Great front porch. Fantastic kitchen that includes an island with seating much larger than the average. Great storage. Stainless steel appliances with LG dishwasher and microwave just installed. Kitchen cabinets have an abundance of storage! Move in ready with all appliances included.

19. 2015-04-23
    listed $74,900 Active 358-char remark

    Show marketing remark (358 chars)

    This coveted lot is in a cul de sac that is surrounded by mature tree's. Great front porch. Fantastic kitchen that includes an island with seating much larger than the average. Great storage. Stainless steel appliances with LG dishwasher and microwave just installed. Kitchen cabinets have an abundance of storage! Move in ready with all appliances included.

20. 2014-07-14
    listed $69,900 390-char remark

    Show marketing remark (390 chars)

    WOW. This coveted lot in a cul de sac is surrounded by mature tree's. You are welcomed by the adoring front porch. Fantastic kitchen that includes an island with seating much larger than the average with great storage. Stainless steel appliances with LG dishwasher and microwave just installed. The kitchen cabinets have an abundance of storage! Move in ready with all appliances included.

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $21,178
• − Mortgage interest: −$3,081
• − Property taxes: −$1,685
• − Insurance: −$275
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − HOA: −$8,724
• − Depreciation: −$1,600
• Taxable income: $2,425
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $2,004/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: 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 — Economy

• Score: 69/100
• State rank: #855
• US rank: #8973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 73,107 people
• City population: 9,574
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

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 (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

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

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

-21.3% since first listed

5 events — show timeline

• 2026-05-20 Listed $55,000 West Penn MLS
• 2015-07-22 Delisted — West Penn MLS
• 2015-07-18 Price Changed $45,900 West Penn MLS
• 2015-04-23 Listed $74,900 West Penn MLS
• 2014-07-14 Listed $69,900 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,685 · +4.5% YoY. Source: county tax records.