6 Roundtable Dr · Rostraver, PA 15012

$40,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 59 Days on market

Built 1982 ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained 2 bedroom, 1 bath ranch style mobile home offering comfortable one level living in desirable Port Royal Village. This 980 sq ft home features an open floor plan with a spacious living area that flows seamlessly into the kitchen and dining space. Enjoy relaxing or entertaining on the large covered deck, perfect for outdoor living. Beautiful landscaping with a charming entry walkway adds curb appeal. Located on a leased lot, this home provides access to fantastic community amenities including a pool, playground, basketball court, dog park, community center, plus on-site management. Affordable, low maintenance, and move-in ready!

Key facts

• Open floor plan
• Community amenities
• Large covered deck

Tags

• RANCH STYLE MOBILE HOME
• OPEN FLOOR PLAN
• LARGE COVERED DECK
• BEAUTIFUL LANDSCAPING
• CHARMING ENTRY WALKWAY
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% 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.
• Belle Vernon Area SD (suburban): math 34% / reading 56% proficiency, ranked #267 of 539 in PA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.69% ✓
• Cap rate: 23.83%
• Cash-on-cash: 62.64%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 6.27×
• Total profit: $59,027
• Equity at exit: $36,035

10-year hold

• IRR: 68.4%
• Equity multiple: 13.91×
• Total profit: $144,564
• Equity at exit: $77,711

Cash invested: $11,200 (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 15012

• Home prices YoY: 5.9%
• Active inventory: 93
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $585

Break-even live

Break-even rent $335

Max offer price $40,000

Occupancy floor 41%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
485 Patterson Ln Belle Vernon, PA	3.0	2.0	1200	$1,075	$0.90	1d	1	0.18mi

Listing history 14 events

1. 2026-06-18
   days on market $40,000 Active 59 DOM
2. 2026-06-17
   days on market $40,000 Active 58 DOM
3. 2026-06-16
   days on market $40,000 Active 57 DOM
4. 2026-06-15
   days on market $40,000 Active 56 DOM
5. 2026-06-13
   days on market $40,000 Active 54 DOM
6. 2026-06-09
   days on market $40,000 Active 50 DOM
7. 2026-06-08
   days on market $40,000 Active 49 DOM
8. 2026-06-07
   days on market $40,000 Active 48 DOM
9. 2026-06-03
   days on market $40,000 Active 44 DOM
10. 2026-06-02
    days on market $40,000 Active 43 DOM
11. 2026-06-01
    days on market $40,000 Active 42 DOM
12. 2026-05-31
    days on market $40,000 Active 41 DOM
13. 2026-05-07
    price $49,500 650-char remark

    Show marketing remark (650 chars)

    Well maintained 2 bedroom, 1 bath ranch style mobile home offering comfortable one level living in desirable Port Royal Village. This 980 sq ft home features an open floor plan with a spacious living area that flows seamlessly into the kitchen and dining space. Enjoy relaxing or entertaining on the large covered deck, perfect for outdoor living. Beautiful landscaping with a charming entry walkway adds curb appeal. Located on a leased lot, this home provides access to fantastic community amenities including a pool, playground, basketball court, dog park, community center, plus on-site management. Affordable, low maintenance, and move-in ready!

14. 2026-04-20
    listed $54,000 Active 650-char remark

    Show marketing remark (650 chars)

    Well maintained 2 bedroom, 1 bath ranch style mobile home offering comfortable one level living in desirable Port Royal Village. This 980 sq ft home features an open floor plan with a spacious living area that flows seamlessly into the kitchen and dining space. Enjoy relaxing or entertaining on the large covered deck, perfect for outdoor living. Beautiful landscaping with a charming entry walkway adds curb appeal. Located on a leased lot, this home provides access to fantastic community amenities including a pool, playground, basketball court, dog park, community center, plus on-site management. Affordable, low maintenance, and move-in ready!

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $545 · $45/mo
• Expected delta: +$87/yr (+$7/mo · 18.9%)

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

Taxation est. · year 1

• Rental income: $12,900
• − Mortgage interest: −$2,241
• − Property taxes: −$459
• − Insurance: −$200
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,164
• Taxable income: $6,773
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $5,390/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: Belle Vernon Area SD
• NCES district ID: 4203210
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 56% ▼ -13.00%
• Median HH income: $51,784
• Composite: 38.72/100
• National rank: #4134
• State rank: #267 of 539 in PA

Livability — Rostraver

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

Census & demographics

• Population (ZIP): 15,294

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 (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 10% Slovak 4% Scotch-Irish 2%
• Foreign-born: 2% · Canada, India, China
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▲ 14.36%
• Current HPI: 258.8202
• 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

-8.3% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $49,500 West Penn MLS
• 2026-04-20 Listed $54,000 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $459 · +2.1% YoY. Source: county tax records.