Eastland Concept Single Wide Plan · Curtisville, PA 15084

$82,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 458 Days on market

Poor condition ↓ 6% since listing

---

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
• Appreciation +5.2/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Discover modern and efficient living in this brand-new 2024 Eastland Concept single-wide manufactured home for sale in Charter Oaks Mobile Home Community, Pittsburgh, PA. This 3-bedroom, 2-bathroom home offers a spacious 16x80 floor plan, designed for both comfort and functionality.

Key facts

• 2 parking spots
• Listed 457 days

🏗️ New construction. The $82,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $70,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,438 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Deer Lakes SD (suburban): math 39% / reading 59% proficiency, ranked #182 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $802 of equity ($484 loan paydown + $318 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 458 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 458 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.89% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.45%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $70,000
• List price: $82,900
• Delta: 18.43%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Crestview Dr	0.18mi	2/2.0 (-1)	1,001 (-12%)	5mo	$70,000	$70	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.62×
• Total profit: $31,812
• Equity at exit: $21,928

10-year hold

• IRR: 35.5%
• Equity multiple: 5.10×
• Total profit: $80,431
• Equity at exit: $27,674

Cash invested: $19,600 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 41
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $507

Break-even live

Break-even rent $683

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $556	-5% $531	+0% $507	+5% $483	+10% $459
Rent	-10% $402	-5% $455	+0% $507	+5% $559	+10% $612
Rate	-1.0pp $542	-0.5pp $525	base $507	+0.5pp $489	+1.0pp $471

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $82,900 Active 458 DOM
2. 2026-06-18
   days on market $82,900 Active 455 DOM
3. 2026-06-17
   days on market $82,900 Active 454 DOM
4. 2026-06-16
   days on market $82,900 Active 453 DOM
5. 2026-06-15
   days on market $82,900 Active 452 DOM
6. 2026-06-13
   days on market $82,900 Active 450 DOM
7. 2026-06-09
   days on market $82,900 Active 446 DOM
8. 2026-06-08
   days on market $82,900 Active 445 DOM
9. 2026-06-07
   days on market $82,900 Active 444 DOM
10. 2026-06-05
    days on market $82,900 Active 441 DOM
11. 2026-06-03
    days on market $82,900 Active 440 DOM
12. 2026-06-02
    days on market $82,900 Active 439 DOM
13. 2026-06-01
    days on market $82,900 Active 438 DOM
14. 2026-05-31
    days on market $82,900 Active 437 DOM
15. 2025-05-21
    price $82,900 283-char remark

    Show marketing remark (283 chars)

    Discover modern and efficient living in this brand-new 2024 Eastland Concept single-wide manufactured home for sale in Charter Oaks Mobile Home Community, Pittsburgh, PA. This 3-bedroom, 2-bathroom home offers a spacious 16x80 floor plan, designed for both comfort and functionality.

16. 2025-03-21
    listed $87,900 Active 283-char remark

    Show marketing remark (283 chars)

    Discover modern and efficient living in this brand-new 2024 Eastland Concept single-wide manufactured home for sale in Charter Oaks Mobile Home Community, Pittsburgh, PA. This 3-bedroom, 2-bathroom home offers a spacious 16x80 floor plan, designed for both comfort and functionality.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $15,895
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,036
• Taxable income: $5,328
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $4,807/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This Eastland Concept single-wide manufactured home requires extensive repairs and updates to improve its condition and increase its resale value.

Repairs flagged

• Major Kitchen countertops — The countertops are worn and need replacement to improve the kitchen's functionality and appearance.
• Major Bathroom fixtures — The outdated and stained fixtures need to be replaced for a more modern and functional bathroom.
• Major Roof repair — The roof shows visible damage and discoloration, indicating a need for immediate repair to prevent water damage.
• Major Exterior siding and paint — The peeling siding and chipping paint need to be repaired and repainted to improve the home's exterior appearance.
• Major Flooring replacement — The worn flooring needs to be replaced to improve the living areas' functionality and appearance.
• Major Interior wall repairs — The visible cracks and discoloration on the interior walls need to be repaired to improve the home's structural integrity and appearance.
• Major HVAC system replacement — The old HVAC system needs to be replaced to improve energy efficiency and comfort levels.
• Major Landscaping maintenance — The overgrown and unkempt landscaping needs to be maintained to improve the home's curb appeal.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen renovation will significantly improve the home's appeal and functionality, increasing its resale value.
• Resale Bathroom updates — Upgrading the bathrooms with new fixtures and tiles will enhance the home's appeal and functionality, increasing its resale value.
• Resale Roof repair — Repairing the roof will prevent water damage and improve the home's overall condition, increasing its resale value.
• Resale Exterior siding and paint — Repainting and repairing the exterior siding will improve the home's curb appeal and overall condition, increasing its resale value.
• Resale Flooring replacement — Replacing the worn flooring will improve the home's living areas' functionality and appearance, increasing its resale value.
• Resale Interior wall repairs — Repairing the interior walls will improve the home's structural integrity and appearance, increasing its resale value.
• Resale HVAC system replacement — Replacing the old HVAC system will improve energy efficiency and comfort levels, increasing the home's resale value.
• Resale Landscaping maintenance — Maintaining the landscaping will improve the home's curb appeal and overall condition, increasing its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops are worn and need replacement to improve the kitchen's functionality and appearance.	Major	$15,000–50,000
Bathroom fixtures · The outdated and stained fixtures need to be replaced for a more modern and functional bathroom.	Major	$15,000–50,000
Roof repair · The roof shows visible damage and discoloration, indicating a need for immediate repair to prevent water damage.	Major	$15,000–50,000
Exterior siding and paint · The peeling siding and chipping paint need to be repaired and repainted to improve the home's exterior appearance.	Major	$15,000–50,000
Flooring replacement · The worn flooring needs to be replaced to improve the living areas' functionality and appearance.	Major	$15,000–50,000
Interior wall repairs · The visible cracks and discoloration on the interior walls need to be repaired to improve the home's structural integrity and appearance.	Major	$15,000–50,000
HVAC system replacement · The old HVAC system needs to be replaced to improve energy efficiency and comfort levels.	Major	$15,000–50,000
Landscaping maintenance · The overgrown and unkempt landscaping needs to be maintained to improve the home's curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen renovation will significantly improve the home's appeal and functionality, increasing its resale value. ↑
• Resale Bathroom updates — Upgrading the bathrooms with new fixtures and tiles will enhance the home's appeal and functionality, increasing its resale value. ↑
• Resale Roof repair — Repairing the roof will prevent water damage and improve the home's overall condition, increasing its resale value. ↑
• Resale Exterior siding and paint — Repainting and repairing the exterior siding will improve the home's curb appeal and overall condition, increasing its resale value. ↑
• Resale Flooring replacement — Replacing the worn flooring will improve the home's living areas' functionality and appearance, increasing its resale value. ↑
• Resale Interior wall repairs — Repairing the interior walls will improve the home's structural integrity and appearance, increasing its resale value. ↑
• Resale HVAC system replacement — Replacing the old HVAC system will improve energy efficiency and comfort levels, increasing the home's resale value. ↑
• Resale Landscaping maintenance — Maintaining the landscaping will improve the home's curb appeal and overall condition, increasing its resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Deer Lakes SD
• NCES district ID: 4207540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $57,944
• Composite: 42.64/100
• National rank: #3183
• State rank: #182 of 539 in PA

Livability — Curtisville

• Score: 61/100
• State rank: #1438
• US rank: #18415

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Curtisville, PA
• Population (ZIP): 9,884

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.45%
• Current HPI: 230.7532
• 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

-5.7% since first listed

2 events — show timeline

• 2025-05-21 Price Changed $82,900 Zillow
• 2025-03-21 Listed $87,900 Zillow