226 Poplar St · New Sewickley, PA 15074

$20,000

2 bd · 1.0 ba · 702 sqft · Manufactured public records · 85 Days on market

Built 1996 Est $29k · 31% under $545/mo HOA · 60% of rent ↓ 9% since listing

---

Why this score? — see what drove the C- 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
• Schools +3.0/10.0
• 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

Welcome to this charming and accessible 2 bedroom mobile home in Forest Brook Estates in New Sewickley Twp. This lovely residence is designed for comfort and convenience, featuring a brand new handicap accessibility ramp for easy entry. The home has a detached one-car garage and offers two additional off-street parking spaces. Inside, you will find a welcoming eat-in kitchen, perfect for casual meals, and it comes complete with all essential appliances including a refrigerator, stove, microwave, washer, and dryer. A true highlight is the beautiful sunroom, featuring three full walls of windows that flood the space with natural light, creating a perfect spot to relax and enjoy the view. The property also includes a handy shed for all your extra storage needs.

Key facts

• Ramp for easy entry
• Sunroom
• Eat-in kitchen

Tags

• RAMP FOR EASY ENTRY
• DETACHED ONE-CAR GARAGE
• OFF-STREET PARKING SPACES
• EAT-IN KITCHEN
• SUNROOM
• THREE FULL WALLS OF WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $9 ($106/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $8k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 60% of rent.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.52% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $28,782
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Poplar St	0.00mi	2/1.0	702 (0%)	1mo	$20,000	$28	99
422 Magnolia St	0.09mi	2/1.0	784 (+12%)	1mo	$38,000	$48	76
147 Ash St	0.13mi	2/1.0	728 (+4%)	19mo	$30,000	$41	72

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-2,316
• Equity at exit: $2,982

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $178
• Equity at exit: $1,729

Cash invested: $5,600 (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 15074

• Active inventory: 36
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$8
• HOA: −$545
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $9

Break-even live

Break-even rent $892

Max offer price $20,000

Occupancy floor 94%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $545 · $6,540/yr

Listing history 11 events

1. 2026-04-12
   status Pending
2. 2026-04-06
   price $20,000
3. 2026-01-17
   listed $28,500 Active
4. 2025-09-19
   soldstatus $19,500 Closed 768-char remark

   Show marketing remark (768 chars)

   Welcome to this charming and accessible 2 bedroom mobile home in Forest Brook Estates in New Sewickley Twp. This lovely residence is designed for comfort and convenience, featuring a brand new handicap accessibility ramp for easy entry. The home has a detached one-car garage and offers two additional off-street parking spaces. Inside, you will find a welcoming eat-in kitchen, perfect for casual meals, and it comes complete with all essential appliances including a refrigerator, stove, microwave, washer, and dryer. A true highlight is the beautiful sunroom, featuring three full walls of windows that flood the space with natural light, creating a perfect spot to relax and enjoy the view. The property also includes a handy shed for all your extra storage needs.

5. 2025-08-31
   status Pending 768-char remark

   Show marketing remark (768 chars)

   Welcome to this charming and accessible 2 bedroom mobile home in Forest Brook Estates in New Sewickley Twp. This lovely residence is designed for comfort and convenience, featuring a brand new handicap accessibility ramp for easy entry. The home has a detached one-car garage and offers two additional off-street parking spaces. Inside, you will find a welcoming eat-in kitchen, perfect for casual meals, and it comes complete with all essential appliances including a refrigerator, stove, microwave, washer, and dryer. A true highlight is the beautiful sunroom, featuring three full walls of windows that flood the space with natural light, creating a perfect spot to relax and enjoy the view. The property also includes a handy shed for all your extra storage needs.

6. 2025-08-22
   listed $25,000 Active 768-char remark

   Show marketing remark (768 chars)

   Welcome to this charming and accessible 2 bedroom mobile home in Forest Brook Estates in New Sewickley Twp. This lovely residence is designed for comfort and convenience, featuring a brand new handicap accessibility ramp for easy entry. The home has a detached one-car garage and offers two additional off-street parking spaces. Inside, you will find a welcoming eat-in kitchen, perfect for casual meals, and it comes complete with all essential appliances including a refrigerator, stove, microwave, washer, and dryer. A true highlight is the beautiful sunroom, featuring three full walls of windows that flood the space with natural light, creating a perfect spot to relax and enjoy the view. The property also includes a handy shed for all your extra storage needs.

7. 2024-09-10
   soldstatus $21,000 Closed 680-char remark

   Show marketing remark (680 chars)

   Move In Ready 2 Bedroom 1 Full Bath located in Forestbrook. Nice 1 Car Garage with automatic opener, 2 off street parking spaces and shed. Lovely Sunroom with heat and air conditioning welcome you as you first arrive at home. Living Room opens nicely into the kitchen. Kitchen offers plenty of room for dining table. 2 Bedrooms, on each end of the home, both have closets with full door sliding mirrors. Full bath with shower. Convenient laundry area located right outside of bath. Refrigerator, Stove and Washer, Dryer included in the sale. Freedom School District. Great Location just minutes to Cranberry Twp. New Air Conditioning System 2023. Home has been well taken care of.

8. 2024-09-04
   status Pending 680-char remark

   Show marketing remark (680 chars)

   Move In Ready 2 Bedroom 1 Full Bath located in Forestbrook. Nice 1 Car Garage with automatic opener, 2 off street parking spaces and shed. Lovely Sunroom with heat and air conditioning welcome you as you first arrive at home. Living Room opens nicely into the kitchen. Kitchen offers plenty of room for dining table. 2 Bedrooms, on each end of the home, both have closets with full door sliding mirrors. Full bath with shower. Convenient laundry area located right outside of bath. Refrigerator, Stove and Washer, Dryer included in the sale. Freedom School District. Great Location just minutes to Cranberry Twp. New Air Conditioning System 2023. Home has been well taken care of.

9. 2024-08-13
   status Active 680-char remark

   Show marketing remark (680 chars)

   Move In Ready 2 Bedroom 1 Full Bath located in Forestbrook. Nice 1 Car Garage with automatic opener, 2 off street parking spaces and shed. Lovely Sunroom with heat and air conditioning welcome you as you first arrive at home. Living Room opens nicely into the kitchen. Kitchen offers plenty of room for dining table. 2 Bedrooms, on each end of the home, both have closets with full door sliding mirrors. Full bath with shower. Convenient laundry area located right outside of bath. Refrigerator, Stove and Washer, Dryer included in the sale. Freedom School District. Great Location just minutes to Cranberry Twp. New Air Conditioning System 2023. Home has been well taken care of.

10. 2024-08-07
    status Pending 680-char remark

    Show marketing remark (680 chars)

    Move In Ready 2 Bedroom 1 Full Bath located in Forestbrook. Nice 1 Car Garage with automatic opener, 2 off street parking spaces and shed. Lovely Sunroom with heat and air conditioning welcome you as you first arrive at home. Living Room opens nicely into the kitchen. Kitchen offers plenty of room for dining table. 2 Bedrooms, on each end of the home, both have closets with full door sliding mirrors. Full bath with shower. Convenient laundry area located right outside of bath. Refrigerator, Stove and Washer, Dryer included in the sale. Freedom School District. Great Location just minutes to Cranberry Twp. New Air Conditioning System 2023. Home has been well taken care of.

11. 2024-07-29
    listed $22,000 Active 680-char remark

    Show marketing remark (680 chars)

    Move In Ready 2 Bedroom 1 Full Bath located in Forestbrook. Nice 1 Car Garage with automatic opener, 2 off street parking spaces and shed. Lovely Sunroom with heat and air conditioning welcome you as you first arrive at home. Living Room opens nicely into the kitchen. Kitchen offers plenty of room for dining table. 2 Bedrooms, on each end of the home, both have closets with full door sliding mirrors. Full bath with shower. Convenient laundry area located right outside of bath. Refrigerator, Stove and Washer, Dryer included in the sale. Freedom School District. Great Location just minutes to Cranberry Twp. New Air Conditioning System 2023. Home has been well taken care of.

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $561 · $47/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $10,842
• − Mortgage interest: −$1,120
• − Property taxes: −$561
• − Insurance: −$100
• − Repairs & maintenance: −$867
• − Management: −$867
• − HOA: −$6,540
• − Depreciation: −$582
• Taxable income: $205
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $57/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — New Sewickley

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

Census & demographics

• Population (ZIP): 8,543

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6%
• Common ancestry: Romanian 4% Slovak 2% Serbian 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.06%
• Current HPI: 166.4711
• 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

-9.1% since first listed

11 events — show timeline

• 2026-04-12 Pending — West Penn MLS
• 2026-04-06 Price Changed $20,000 West Penn MLS
• 2026-01-17 Listed $28,500 West Penn MLS
• 2025-09-19 Sold (MLS) $19,500 West Penn MLS
• 2025-08-31 Pending — West Penn MLS
• 2025-08-22 Listed $25,000 West Penn MLS
• 2024-09-10 Sold (MLS) $21,000 West Penn MLS
• 2024-09-04 Pending — West Penn MLS
• 2024-08-13 Relisted — West Penn MLS
• 2024-08-07 Pending — West Penn MLS
• 2024-07-29 Listed $22,000 West Penn MLS

Property tax history

-2.1%/yr

Latest (2026): $561 · +6.3% YoY. Source: county tax records.