Skyline 502 Forest Park Village Plan · Cranberry, PA 16066

$92,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 681 Days on market

---

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
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Forest Park Village in Cranberry, Pennsylvania offers the Cranberry community the best living options in Butler County. At Forest Park Village we have beautiful, turnkey ready, brand new 3-bedroom, 2-bath manufactured homes with open-concept floor plans and primary suites. In addition to the move-in ready homes in our community, we also offer future residents the chance to fully customize their dream home with options for fireplaces, built-in entertainment centers, walk-in closets, and spa-like garden tubs to help you relax. Forest Park Village is nestled in a country setting; our community has a tranquil landscape with trees surrounding our property. Forest Park Village is owned and operated by UMH Properties--we pride ourselves on our community offering 24-hour maintenance and on-site management to all of the residents in our community. Located just 20 miles from Pittsburgh in Cranberry Township, PA, Forest Park Village community is located near a variety of restaurants, entertainment, and shopping as well as the Rivers Casino. This suburb of Pittsburgh is known for its outdoor activities including Cranberry Park, North Boundary Park, and Graham Park, as well as an open-air waterpark and an award-winning 18-hole municipal golf course. Come enjoy the convenience of this community without giving up the relaxing nature of country living. Whether you are looking to rent or buy a home, our experienced property management will help you find your new home today! Forest Park Village community in Cranberry Township is located in the Seneca Valley Schools District.

Key facts

• 24-hour maintenance
• Listed 681 days

Tags

• OPEN-CONCEPT FLOOR PLANS
• TRANQUIL LANDSCAPE WITH TREES
• 24-HOUR MAINTENANCE
• SENECA VALLEY SCHOOLS DISTRICT

🏗️ New construction. The $92,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $51,161.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% 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.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.9%/yr); 288 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($124k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $354 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 681 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 681 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.99% ✓
• Cap rate: 26.38%
• Cash-on-cash: 71.73%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (median comp): $51,161
• List price: $92,900
• Delta: 81.58%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 3.92×
• Total profit: $41,780
• Equity at exit: $7,628

10-year hold

• IRR: 71.2%
• Equity multiple: 7.24×
• Total profit: $89,354
• Equity at exit: $4,423

Cash invested: $14,325 (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 16066

• Rents YoY: -1.9%
• Active inventory: 288
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$268
• Tax est. 1.5%: −$64 /mo · $767/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $856

Break-even live

Break-even rent $448

Max offer price $51,161

Occupancy floor 39%

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: $12,790
• Closing costs: $1,535
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Holly Dr Cranberry Township, PA	3.0	1.0–2.0	1129	$1,175	$1.04	2d	1	0.02mi
10100 Kettlecreek Dr Cranberry Township, PA	1.0–2.0	1.0–2.0	976	$1,875	$1.92	2d	21	0.40mi
315 Bellford Ct Cranberry Township, PA	2.0	1.5	1116	$850	$0.76	17d	1	0.90mi
244 E Commons Dr Cranberry Township, PA	2.0	1.5	1116	$1,700	$1.52	12d	1	0.93mi
9000 Old Station Rd Cranberry Township, PA	1.0–2.0	1.0–2.0	990	$1,731	$1.75	2d	1	1.36mi
90 Berkley Manor Dr Cranberry Township, PA	1.0–3.0	1.0–2.0	1023	$1,874	$1.83	2d	16	1.38mi
401 Collingwood Ct Cranberry Twp, PA	1.0–3.0	1.0–2.0	950	$1,492	$1.57	2d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $92,900 Active 681 DOM
2. 2026-06-17
   days on market $92,900 Active 680 DOM
3. 2026-06-16
   days on market $92,900 Active 679 DOM
4. 2026-06-15
   days on market $92,900 Active 678 DOM
5. 2026-06-13
   days on market $92,900 Active 676 DOM
6. 2026-06-13
   days on market $92,900 Active 675 DOM
7. 2026-06-09
   days on market $92,900 Active 672 DOM
8. 2026-06-08
   days on market $92,900 Active 671 DOM
9. 2026-06-07
   days on market $92,900 Active 670 DOM
10. 2026-06-05
    days on market $92,900 Active 667 DOM
11. 2026-06-03
    days on market $92,900 Active 666 DOM
12. 2026-06-02
    days on market $92,900 Active 665 DOM
13. 2026-06-01
    days on market $92,900 Active 664 DOM
14. 2026-05-31
    days on market $92,900 Active 663 DOM
15. 2024-08-06
    listed $92,900 Active 1585-char remark

    Show marketing remark (1585 chars)

    Forest Park Village in Cranberry, Pennsylvania offers the Cranberry community the best living options in Butler County. At Forest Park Village we have beautiful, turnkey ready, brand new 3-bedroom, 2-bath manufactured homes with open-concept floor plans and primary suites. In addition to the move-in ready homes in our community, we also offer future residents the chance to fully customize their dream home with options for fireplaces, built-in entertainment centers, walk-in closets, and spa-like garden tubs to help you relax. Forest Park Village is nestled in a country setting; our community has a tranquil landscape with trees surrounding our property. Forest Park Village is owned and operated by UMH Properties--we pride ourselves on our community offering 24-hour maintenance and on-site management to all of the residents in our community. Located just 20 miles from Pittsburgh in Cranberry Township, PA, Forest Park Village community is located near a variety of restaurants, entertainment, and shopping as well as the Rivers Casino. This suburb of Pittsburgh is known for its outdoor activities including Cranberry Park, North Boundary Park, and Graham Park, as well as an open-air waterpark and an award-winning 18-hole municipal golf course. Come enjoy the convenience of this community without giving up the relaxing nature of country living. Whether you are looking to rent or buy a home, our experienced property management will help you find your new home today! Forest Park Village community in Cranberry Township is located in the Seneca Valley Schools District.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% 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 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,377
• − Mortgage interest: −$2,866
• − Property taxes: −$767
• − Insurance: −$256
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$1,488
• Taxable income: $10,059
• Est. tax owed @ 24.0%: −$2,414
• After-tax cash flow: $7,861/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: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Cranberry

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

Census & demographics

• County: Butler County · 73,107 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.35%
• Current HPI: 276.4597
• Rent YoY: ▼ -1.93%
• 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

• 2024-08-06 Listed $92,900 Zillow