36 Leesburg Ct · North Fayette, PA 15126

$24,999

2 bd · 1.5 ba · 960 sqft · Manufactured public records · 48 Days on market

Built 2022 Excellent condition 2,613 sqft lot $26/sqft · 19% above area $692/mo HOA · 56% of rent ↓ 55% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2022 MODERN HOME – PRICED FOR QUICK SALE. Looking for a turn-key investment or a modern, low-maintenance residence? This 2022 single-wide manufactured home in the desirable Virginia Hills Manor community is in excellent, "like-new" condition and priced significantly below market value for an ASAP sale. Key Features: Modern Construction: Built in 2022, featuring a split-floor plan with 2 spacious bedrooms and 2 full bathrooms at opposite ends for maximum privacy. Major Upgrades: Brand new architectural shingle roof and gutter system installed in August 2025, coming with a transferable lifetime warranty for peace of mind. Turn-Key Interiors: Open-concept living and kitchen are

Key facts

• Split-floor plan
• Turn-key interiors
• Community amenities

Tags

• SPLIT-FLOOR PLAN
• MAJOR UPGRADES
• TURN-KEY INTERIORS
• ALL-ELECTRIC EFFICIENCY
• COMMUNITY AMENITIES
• OUTDOOR SWIMMING POOL

Property features AI

Finance

• Other: Home warranty included; Green features include efficient appliances, HVAC and lighting; moisture control; and low-flow fixtures
• HOA & community: Association fee of $692 per month

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Resale property; Single-unit property
• Exterior features: Pool; Lot approximately 0.06 acres

Interior

• Kitchen: Kitchen (Main level) — 12x12; Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Bedroom (Main level) — 10x10; Bedroom (Main level) — 14x11
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $25k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $83 ($994/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: 57 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 56% of rent.

Recommended offer $24,249 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.97% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 1.7

CMA / ARV

• ARV (median comp): $15,796
• List price: $24,999
• Delta: 58.26%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Leesburg Ct	0.01mi	3/1.0 (+1)	900 (-6%)	3mo	$15,000	$17	80
626 Newport Ln	0.27mi	2/2.0	960 (0%)	10mo	$57,000	$59	78
517 Mount Vernon Dr	0.22mi	2/2.0	924 (-4%)	7mo	$13,209	$14	76
407 Richmond Rd	0.17mi	2/2.0	924 (-4%)	10mo	$48,000	$52	76
420 Richmond Rd	0.18mi	2/1.0	924 (-4%)	10mo	$18,500	$20	75
627 Falls Church Rd	0.29mi	2/2.0	924 (-4%)	10mo	$12,500	$14	69
504B Mount Vernon Dr	0.19mi	3/2.0 (+1)	924 (-4%)	18mo	$50,520	$55	63
113 Williamsburg Rd	0.02mi	3/1.0 (+1)	844 (-12%)	11mo	$18,000	$21	62
400 Richmond Rd	0.24mi	3/2.0 (+1)	1,080 (+12%)	22mo	$71,000	$66	43

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $1,688
• Equity at exit: $3,727

10-year hold

• IRR: 16.6%
• Equity multiple: 2.45×
• Total profit: $10,149
• Equity at exit: $2,161

Cash invested: $7,000 (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 15126

• Home prices YoY: -14.6%
• Active inventory: 57
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$10
• HOA: −$692
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $83

Break-even live

Break-even rent $1,137

Max offer price $24,999

Occupancy floor 88%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27412 Evergreen Run Unit 27412 Imperial, PA	2.0	1.0	1000	$1,150	$1.15	23d	1	0.60mi
100 Pine Ridge Dr Unit 807 Oakdale, PA	1.0	1.0	596	$1,075	$1.80	17d	1	0.62mi
1600 Settlers Dr Oakdale, PA	1.0–2.0	1.0	769	$1,645	$2.14	1d	23	1.03mi

HOA detail

• Monthly dues: $692 · $8,304/yr

Listing history 17 events

1. 2026-06-18
   days on market $24,999 Active 48 DOM
2. 2026-06-17
   days on market $24,999 Active 47 DOM
3. 2026-06-16
   days on market $24,999 Active 46 DOM
4. 2026-06-15
   days on market $24,999 Active 45 DOM
5. 2026-06-13
   remarks 683-char remark
6. 2026-06-13
   pricedays on market $24,999 Active 43 DOM
7. 2026-06-09
   days on market $28,999 Active 39 DOM
8. 2026-06-08
   days on market $28,999 Active 38 DOM
9. 2026-06-07
   days on market $28,999 Active 37 DOM
10. 2026-06-03
    days on market $28,999 Active 33 DOM
11. 2026-06-02
    days on market $28,999 Active 32 DOM
12. 2026-06-01
    days on market $28,999 Active 31 DOM
13. 2026-05-31
    days on market $28,999 Active 30 DOM
14. 2026-05-01
    listed $28,999 Active 1803-char remark
15. 2026-03-25
    price $54,499
16. 2026-03-03
    price $54,999
17. 2026-01-14
    listed $55,000 Active

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/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 ≥96°F today · 17 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: $14,898
• − Mortgage interest: −$1,400
• − Property taxes: −$774
• − Insurance: −$125
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − HOA: −$8,304
• − Depreciation: −$727
• Taxable income: $1,184
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $710/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

Excellent 95/100 None rehab

This 2022 single-wide manufactured home is in excellent condition with modern upgrades and a turn-key interior, making it an ideal investment opportunity.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Landscaping improvements — A well-maintained lawn and landscaping can increase the home's rental value by making it more appealing to tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping improvements — A well-maintained lawn and landscaping can increase the home's rental value by making it more appealing to tenants. ↑

ⓘ 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: 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: Enlow, PA
• Population (ZIP): 6,776

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 6% Subsaharan African 2%
• Foreign-born: 12% · Canada
• Languages at home: 87% English-only · Other Indo-European 11% Spanish 2% Russian/Polish/Slavic 0%

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: ▼ -45.07%
• Current HPI: 263.0635
• 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

-54.5% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $24,999 West Penn MLS
• 2026-05-01 Listed $28,999 West Penn MLS
• 2026-03-25 Price Changed $54,499 West Penn MLS
• 2026-03-03 Price Changed $54,999 West Penn MLS
• 2026-01-14 Listed $55,000 West Penn MLS