248 Ridge Ln · Murrysville, PA 15668

$78,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 9 Days on market

Built 1991 Est $80k · at est. $674/mo HOA · 36% of rent

---

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 +8.6/15.0
• Schools +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 248 Ridge Lane in the highly desirable Clover Ridge 55+ Community! This impeccably maintained, move-in ready 2-bedroom, 2-bath home offers comfortable one-level living with an inviting open-concept floor plan. Featuring neutral décor throughout and an abundance of natural light, this home provides a warm and welcoming atmosphere from the moment you enter. The spacious living and dining areas flow seamlessly into the kitchen and sunroom, creating the perfect space for both everyday living and entertaining. The bright sunroom offers a relaxing retreat to enjoy your morning coffee, read a book, or take in the surrounding views year-round. The primary suite features a private

Key facts

• Covered carport
• Newer roof
• Bright sunroom

Tags

• OPEN-CONCEPT FLOOR PLAN
• BRIGHT SUNROOM
• FIRST-FLOOR LAUNDRY
• DEDICATED STORAGE ROOM
• COVERED CARPORT
• NEWER ROOF

Property features AI

Finance

• HOA & community: Monthly association fee ($674)

Exterior

• Parking: Covered parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Metal roof
• Exterior features: Common lot setting

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Stove
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Window screens; Window treatments
• Laundry & utility: Washer; Dryer; Some gas appliances

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Cap rate 11.1% vs local median 1.9% in Murrysville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#472 in PA, #4,346 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Franklin Regional SD (suburban): math 62% / reading 77% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Franklin Regional Primary Sch (math 69% / reading 83%, grade A, #87 of 1,518 statewide, top 6%, 699 students, 18% FRL); Franklin Regional Ms (math 45% / reading 73%, grade B, #50 of 512 statewide, top 10%, 786 students, 20% FRL); Franklin Regional Shs (math 90%, 1,119 students, 18% FRL).
• Market conditions: 75 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $539 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $78,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.39% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.13%
• DSCR: 1.76
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $79,872
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Ridge Ln	0.09mi	2/2.0	1,344 (+8%)	1mo	$112,450	$84	82
246 Ridge Ln	0.01mi	2/2.0	1,377 (+10%)	2mo	$57,510	$42	80
205 Meadow Ln	0.25mi	2/2.0	1,248 (0%)	19mo	$80,000	$64	72
911 Lilac Ln	0.20mi	2/2.0	1,386 (+11%)	8mo	$75,900	$55	66
414 Vista Ln	0.29mi	2/2.0	1,406 (+13%)	17mo	$106,000	$75	51

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $7,625
• Equity at exit: $11,630

10-year hold

• IRR: 18.4%
• Equity multiple: 2.55×
• Total profit: $33,871
• Equity at exit: $6,744

Cash invested: $21,840 (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 15668

• Home prices YoY: -23.8%
• Active inventory: 75
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$32
• HOA: −$674
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $312

Break-even live

Break-even rent $1,468

Max offer price $78,000

Occupancy floor 78%

Sensitivity live

Price	-10% $356	-5% $334	+0% $312	+5% $290	+10% $268
Rent	-10% $165	-5% $238	+0% $312	+5% $385	+10% $459
Rate	-1.0pp $351	-0.5pp $332	base $312	+0.5pp $292	+1.0pp $271

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Sandune Dr Pittsburgh, PA	3.0	1.0–2.5	1004	$1,815	$1.81	3d	1	0.70mi
564 Carnival Dr Pittsburgh, PA	3.0	2.0	1257	$1,995	$1.59	45d	1	1.31mi
741 Pine Valley Dr Pittsburgh, PA	3.0	2.0	1424	$1,795	$1.26	13d	1	1.32mi

HOA detail

• Monthly dues: $674 · $8,088/yr

Listing history 7 events

1. 2026-06-21
   days on market $78,000 Active 9 DOM
2. 2026-06-18
   days on market $78,000 Active 6 DOM
3. 2026-06-17
   days on market $78,000 Active 5 DOM
4. 2026-06-16
   days on market $78,000 Active 4 DOM
5. 2026-06-15
   days on market $78,000 Active 3 DOM
6. 2026-06-13
   remarks 692-char remark
7. 2026-06-13
   listed $78,000 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: $533 · $44/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$350/yr (+$29/mo · 65.5%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,355
• − Mortgage interest: −$4,369
• − Property taxes: −$533
• − Insurance: −$390
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − HOA: −$8,088
• − Depreciation: −$2,269
• Taxable income: $3,129
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $2,990/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: Franklin Regional SD
• NCES district ID: 4210230
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $80,722
• Composite: 61.83/100
• National rank: #730
• State rank: #20 of 539 in PA

Livability — Murrysville

• Score: 75/100
• State rank: #472
• US rank: #4346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrysville, PA
• City population: 23,363
• Population (ZIP): 14,477

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, South Korea
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 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: ▼ -74.13%
• Current HPI: 237.0143
• 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

1 event — show timeline

• 2026-06-12 Listed $78,000 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $533 · +0.0% YoY. Source: county tax records.