114 Sheffield Dr · Salem, PA 15626

$94,900

2 bd · 2.0 ba · 1,345 sqft · Manufactured · 1 Days on market

Built 1975

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tastefully renovated doublewide home in Cloverleaf East 55+ community. This 2-bed, 2-bath residence includes an attached garage and a handicap ramp for easy access. The sunroom, with French patio doors, opens to a large deck, while the back patio offers a private retreat. The brand-new kitchen features butcherblock counters, stainless steel appliances, an island with seating, a pantry, and ample storage. The new master bathroom has a stunning, accessible stone-finished shower with plenty of wheelchair space. With an open concept design, spacious dining and living rooms, and included washer and dryer, this home is move-in ready for comfortable, convenient living. 1 YEAR EXECUTIVE HOME WARRANTY. Community center for parties & private reservation, fitness center, heated pool, extra laundry, shopping shuttle, library/TV room, billiard & card playing room, shuffleboard, bingo, activities, & dog park. $522/mo. includes lot rent, sewage, trash.

Key facts

• Renovated bathrooms
• Ample cabinetry
• New flooring

Tags

• ONE LEVEL LIVING
• RENOVATED BATHROOMS
• UPDATED KITCHEN
• NEW FLOORING
• AMPLE CABINETRY
• PRIVATE GARDEN OASIS

Property features AI

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Metal roof
• Exterior features: Private pool

Interior

• Kitchen: Some gas appliances; Dishwasher; Refrigerator; Stove
• Bedrooms: Bedroom (main level); Additional bedroom 12x11 on main level
• Flooring: Ceramic tile; Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Kitchen island; Pantry
• Laundry & utility: Main level laundry room 6x5

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Greensburg Salem SD (suburban): math 31% / reading 52% proficiency, ranked #346 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 8y 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.
• Current owner paid $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.48%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $55,145
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Sheffield Dr	0.00mi	2/2.0	1,344 (-0%)	22mo	$69,900	$52	82
150 Sheffield Dr	0.16mi	2/2.0	1,392 (+4%)	10mo	$50,000	$36	79
529 Lakeview Dr	0.15mi	2/2.0	1,216 (-10%)	9mo	$50,000	$41	69
99 Devonshire Dr	0.26mi	3/2.0 (+1)	1,248 (-7%)	12mo	$32,000	$26	61
160 Pembrooke Dr	0.10mi	3/2.0 (+1)	1,148 (-15%)	11mo	$52,500	$46	57

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $6,420
• Equity at exit: $14,150

10-year hold

• IRR: 15.6%
• Equity multiple: 2.26×
• Total profit: $33,569
• Equity at exit: $8,205

Cash invested: $26,572 (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 15626

• Active inventory: 22
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $343

Break-even live

Break-even rent $728

Max offer price $94,900

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $94,900 Active 1 DOM

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$523/yr (+$44/mo · 115.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,939
• − Mortgage interest: −$5,316
• − Property taxes: −$453
• − Insurance: −$474
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,761
• Taxable income: $2,705
• Est. tax owed @ 24.0%: −$649
• After-tax cash flow: $3,464/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: Greensburg Salem SD
• NCES district ID: 4210920
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $41,295
• Composite: 34.82/100
• National rank: #5101
• State rank: #346 of 539 in PA

Livability — Salem

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

Census & demographics

• Population (ZIP): 5,168

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 4%
• Common ancestry: Romanian 8% Serbian 4% Italian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Indo-European 2% Chinese 2% Other Asian/Pacific 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: ▼ -103.96%
• Current HPI: 179.0345
• 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

+265.0% since first listed

22 events — show timeline

• 2026-06-18 Listed $94,900 West Penn MLS
• 2024-09-06 Sold (MLS) $69,900 West Penn MLS
• 2024-08-20 Pending — West Penn MLS
• 2024-08-16 Price Changed $69,900 West Penn MLS
• 2024-08-11 Price Changed $71,900 West Penn MLS
• 2024-07-29 Relisted — West Penn MLS
• 2024-07-17 Contingent — West Penn MLS
• 2024-07-10 Price Changed $74,900 West Penn MLS
• 2024-06-28 Price Changed $78,500 West Penn MLS
• 2024-06-13 Listed $79,500 West Penn MLS
• 2024-01-04 Sold (MLS) $22,000 West Penn MLS
• 2023-12-16 Pending — West Penn MLS
• 2023-12-13 Relisted — West Penn MLS
• 2023-11-30 Contingent — West Penn MLS
• 2023-11-27 Price Changed $25,000 West Penn MLS
• 2023-11-27 Relisted — West Penn MLS
• 2023-10-23 Contingent — West Penn MLS
• 2023-10-17 Listed $35,000 West Penn MLS
• 2019-01-04 Sold (MLS) $13,500 West Penn MLS
• 2018-12-20 Pending — West Penn MLS
• 2018-11-14 Price Changed $22,000 West Penn MLS
• 2018-10-21 Listed $26,000 West Penn MLS

Property tax history

-1.0%/yr

Latest (2026): $453 · +0.0% YoY. Source: county tax records.