41 Hidden Valley Dr · Union, PA 15332

$30,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 22 Days on market

Built 2012 5,227 sqft lot Est $44k · 32% under $590/mo HOA · 37% of rent

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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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 41 Hidden Valley Drive in Finleyville where you're just minutes away from so much. .. Trax Farm, South Park, and Rt 43 just to name a few!! And if that's not enough, the bus route stops at the entrance of the plan to get you everywhere you need to go!! Outside you'll love the table-flat yard, shed and side deck. Step inside to find a wide open floor plan with vaulted ceilings throughout. In the center of the home you have a large living room that is open to the dining area and kitchen. The kitchen features tons of counter and cabinet space and a peninsula which will be great when entertaining. Past the kitchen you have the laundry room and the primary bedroom. The primary be

Key facts

• Open floor plan
• Side deck
• Large living room

Tags

• FLAT YARD
• SIDE DECK
• LARGE LIVING ROOM
• OPEN FLOOR PLAN
• TONS OF COUNTER SPACE
• PRIVATE FULL BATH

Property features AI

Finance

• HOA & community: Monthly association fee of $590; Community has public transportation access

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Composition roof
• Exterior features: Public transportation access

Interior

• Kitchen: Dishwasher; Microwave; Stove; Some gas appliances
• Flooring: Laminate floors; Carpeted areas
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Multi-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% 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.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 5.36% ✓
• Cap rate: 25.47%
• Cash-on-cash: 68.48%
• DSCR: 4.05
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $44,352
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Hidden Valley Dr	0.04mi	3/2.0 (+1)	1,008 (0%)	19mo	$39,000	$39	78
90 Hidden Valley Dr	0.12mi	3/2.0 (+1)	1,056 (+5%)	5mo	$60,000	$57	77
28 Parkvue Dr	0.12mi	3/2.0 (+1)	960 (-5%)	12mo	$42,000	$44	71
10 Roundtop Dr	0.21mi	2/2.0	1,095 (+9%)	9mo	$121,000	$111	68
42 Hilltop Dr	0.23mi	2/2.0	938 (-7%)	17mo	$33,000	$35	63

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: 68.4%
• Equity multiple: 4.10×
• Total profit: $26,052
• Equity at exit: $4,473

10-year hold

• IRR: 72.6%
• Equity multiple: 8.57×
• Total profit: $63,553
• Equity at exit: $2,594

Cash invested: $8,400 (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 15332

• Home prices YoY: -10.7%
• Active inventory: 54
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$157
• Tax from tax record: −$30 /mo · $363/yr
• Insurance: −$12
• HOA: −$590
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $479

Break-even live

Break-even rent $1,000

Max offer price $30,000

Occupancy floor 65%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6129 State Route 88 Finleyville, PA	2.0	2.0	1277	$1,475	$1.16	1d	1	0.27mi
201 Woods Edge Finleyville, PA	3.0	1.5	1500	$1,600	$1.07	7d	1	0.48mi
3001 Perimeter Blvd South Park, PA	1.0–2.0	1.0–2.0	926	$2,105	$2.27	1d	20	1.25mi
6478 2nd Ave South Park, PA	3.0	2.0	1326	$1,795	$1.35	43d	1	1.40mi
6450 Pleasant St South Park, PA	1.0–2.0	1.0	815	$1,499	$1.84	1d	3	1.44mi

HOA detail

• Monthly dues: $590 · $7,080/yr

Listing history 15 events

1. 2026-06-18
   days on market $30,000 Active 22 DOM
2. 2026-06-17
   days on market $30,000 Active 21 DOM
3. 2026-06-16
   days on market $30,000 Active 20 DOM
4. 2026-06-15
   days on market $30,000 Active 19 DOM
5. 2026-06-13
   days on market $30,000 Active 17 DOM
6. 2026-06-13
   days on market $30,000 Active 16 DOM
7. 2026-06-09
   days on market $30,000 Active 13 DOM
8. 2026-06-08
   days on market $30,000 Active 12 DOM
9. 2026-06-07
   days on market $30,000 Active 11 DOM
10. 2026-06-05
    days on market $30,000 Active 8 DOM
11. 2026-06-03
    days on market $30,000 Active 7 DOM
12. 2026-06-02
    days on market $30,000 Active 6 DOM
13. 2026-06-01
    days on market $30,000 Active 5 DOM
14. 2026-05-31
    days on market $30,000 Active 4 DOM
15. 2026-05-27
    listed $30,000 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: $363 · $30/mo
• Projected year-2 tax: $418 · $35/mo
• Expected delta: +$56/yr (+$5/mo · 15.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,282
• − Mortgage interest: −$1,680
• − Property taxes: −$363
• − Insurance: −$150
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$7,080
• − Depreciation: −$873
• Taxable income: $6,051
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $4,300/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Union

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

Census & demographics

• Census place: Gastonville, PA
• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 7,678
• Household income: $66,578
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 145.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.78%
• Current HPI: 239.7401
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-27 Listed $30,000 West Penn MLS

Property tax history

-6.4%/yr

Latest (2026): $363 · +3.9% YoY. Source: county tax records.