4073 Sanlin Dr · Moon, PA 15108

$79,900

1 bd · 1.0 ba · 778 sqft · Condo public records · 14 Days on market

Built 1971 $307/mo HOA · 25% of rent

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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 +20.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4073 Sanlin Drive, a charming 1-bedroom garden apartment. The main living area is very spacious with tons of natural light, dining area and slider glass door with access to your private, covered patio. Kitchen includes tons of cabinetry, counter space. Large bedroom with tons of closet space, full bathroom, and generously sized hall closet complete this unit. Laundry and additional storage unit is on same floor in building. HOA includes gas, water, sewage, trash, snow removal, lawncare, roof, hot water tank, community pool & all exterior maintenance except doors & windows. Close proximity to RMU, shopping, restaurants, airport and much more.

Key facts

• Community pool
• Tons of cabinetry
• $307 HOA

Tags

• PRIVATE COVERED PATIO
• TONS OF CABINETRY
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Association fee $307 monthly

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Common lot

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Stove; Some electric appliances
• Flooring: Tile; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Tile and carpet flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Moon Area SD (suburban): math 50% / reading 70% proficiency, ranked #62 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• This rent is only 15% of the median local income ($101k/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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $80k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.13% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-5,009
• Equity at exit: $11,913

10-year hold

• IRR: 5.8%
• Equity multiple: 1.47×
• Total profit: $10,532
• Equity at exit: $6,908

Cash invested: $22,372 (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 15108

• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$419
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$33
• HOA: −$307
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $99

Break-even live

Break-even rent $1,095

Max offer price $79,900

Occupancy floor 87%

Sensitivity live

Price	-10% $145	-5% $122	+0% $99	+5% $77	+10% $54
Rent	-10% $3	-5% $51	+0% $99	+5% $148	+10% $196
Rate	-1.0pp $140	-0.5pp $120	base $99	+0.5pp $79	+1.0pp $58

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4078 Sanlin Dr Coraopolis, PA	2.0	1.0	1053	$1,150	$1.09	24d	1	0.03mi
916 Beaver Grade Rd Coraopolis, PA	1.0–2.0	1.0–2.0	845	$1,356	$1.60	2d	39	0.37mi
1000 College Park Dr #9 Coraopolis, PA	2.0	1.0	741	$1,200	$1.62	15d	1	0.93mi
701 College Park Dr #2 Coraopolis, PA	1.0	1.0	754	$1,150	$1.53	18d	1	0.96mi
701 College Park Dr #2 Coraopolis, PA	1.0	1.0	594	$1,150	$1.94	13d	1	0.96mi
200 Grant Dr Coraopolis, PA	1.0	1.0	666	$1,325	$1.99	2d	3	1.02mi
355 Moon Clinton Rd Apt 8 Moon Township, PA	2.0	1.0	850	$1,350	$1.59	2d	1	1.31mi
318 Moon Clinton Rd Coraopolis, PA	1.0	1.0	412	$895	$2.17	2d	3	1.33mi
900 Kris Dr Moon Twp, PA	2.0	1.0	850	$1,350	$1.59	44d	1	1.34mi
1200 Landing Ln Moon Twp, PA	1.0–3.0	1.0–2.0	1013	$1,488	$1.47	2d	9	1.35mi
365 Moon Clinton Rd Moon Twp, PA	2.0	1.0	850	$1,350	$1.59	2d	1	1.36mi

HOA detail condo

• Monthly dues: $307 · $3,684/yr
• Likely covers: watertrashgassnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $79,900 Active 14 DOM
2. 2026-06-17
   days on market $79,900 Active 13 DOM
3. 2026-06-16
   days on market $79,900 Active 12 DOM
4. 2026-06-15
   days on market $79,900 Active 11 DOM
5. 2026-06-13
   days on market $79,900 Active 9 DOM
6. 2026-06-09
   days on market $79,900 Active 5 DOM
7. 2026-06-08
   days on market $79,900 Active 4 DOM
8. 2026-06-07
   days on market $79,900 Active 3 DOM
9. 2026-06-05
   remarks 664-char remark
10. 2026-06-05
    listed $79,900 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,650
• − Mortgage interest: −$4,476
• − Property taxes: −$1,271
• − Insurance: −$400
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − HOA: −$3,684
• − Depreciation: −$2,324
• Taxable income: $152
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,155/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: Moon Area SD
• NCES district ID: 4215830
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $70,464
• Composite: 52.95/100
• National rank: #1528
• State rank: #62 of 539 in PA

Livability — Moon

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

Census & demographics

• Census place: Carnot-Moon, PA
• County: Allegheny County · 1,022,028 people
• Metro: Pittsburgh, PA
• Population (ZIP): 42,799
• Household income: $100,859
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 890.0

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Subsaharan African 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▼ -220.09%
• Current HPI: 250.7623
• Rent YoY: ▲ 4.13%
• 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

+125.4% since first listed

4 events — show timeline

• 2026-06-04 Listed $79,900 West Penn MLS
• 2018-07-06 Sold (Public Records) $48,500 Public Records
• 2004-09-03 Sold (Public Records) $28,000 Public Records
• 1984-12-07 Sold (Public Records) $35,448 Public Records

Property tax history

+2.9%/yr

Latest (2026): $1,271 · +6.8% YoY. Source: county tax records.