Commodore Plan · West Mifflin, PA 15236

$7,500

2 bd · 1.0 ba · 924 sqft · Manufactured · 1 Days on market

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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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this 1988 manufactured home in Charter Oaks, a Clearview Community located in Pittsburgh, PA. This Commodore home is listed as Lot 63 and offers a convenient location within the community at 50 Cheryl Ln. Located in the Charter Oaks community, residents can enjoy a comfortable neighborhood setting with access to the surrounding Pittsburgh area.

Property features AI

Finance

• Other: Address: 100 Pleasant Hills Blvd, Pittsburgh PA 15236
• Financial info: List price: 7500

Exterior

• Utilities: Has heating
• Home design: Commodore plan (new construction plan)
• Construction: Living area approximately 924; Built/updated listing in 2026
• Exterior features: Shake roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Plan: Commodore; Active listing

🏗️ New construction. The $7,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $48,048.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $8k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $8k).
• Cap rate 19.9% vs local median 5.2% in West Mifflin — 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 73/100 on livability (#539 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety D, crime D-, amenities F.
• West Mifflin Area SD (suburban): math 19% / reading 41% proficiency, ranked #443 of 539 in PA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 115 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($91k/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 $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 9.6% of price.

Recommended offer $7,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.31% ✓
• Cap rate: 19.94%
• Cash-on-cash: 48.74%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $48,048
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Cheryl Ln	0.04mi	2/2.0	960 (+4%)	15mo	$49,900	$52	75
507 Will Ln	0.06mi	2/2.0	990 (+7%)	13mo	$49,900	$50	70
406 Mark Ln	0.03mi	3/2.0 (+1)	1,020 (+10%)	6mo	$31,000	$30	67
36 Cheryl Ln Lot 18	0.03mi	2/2.0	827 (-10%)	14mo	$49,900	$60	65

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 · 5.74% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 3.24×
• Total profit: $30,184
• Equity at exit: $7,164

10-year hold

• IRR: 56.0%
• Equity multiple: 7.31×
• Total profit: $84,839
• Equity at exit: $4,154

Cash invested: $13,453 (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 15236

• Rents YoY: 5.7%
• Active inventory: 115
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $721/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $546

Break-even live

Break-even rent $420

Max offer price $48,048

Occupancy floor 46%

Sensitivity live

Price	-10% $580	-5% $563	+0% $546	+5% $530	+10% $513
Rent	-10% $459	-5% $503	+0% $546	+5% $590	+10% $634
Rate	-1.0pp $571	-0.5pp $559	base $546	+0.5pp $534	+1.0pp $521

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: $12,012
• Closing costs: $1,441
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Marhoefer Dr Pleasant Hills, PA	3.0	1.0	910	$1,100	$1.21	44d	1	0.59mi
5050 Doyle Rd Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	44d	1	0.76mi
5050 Doyle Rd Unit ROAD207 Pittsburgh, PA	2.0	1.0	850	$1,059	$1.25	44d	1	0.76mi
5492 Youngridge Dr Pittsburgh, PA	3.0	1.0	591	$1,109	$1.87	2d	45	1.15mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,214	$1.29	8d	44	1.34mi
1575 Bevan Rd Pittsburgh, PA	2.0	1.0	515	$1,085	$2.10	11d	7	1.42mi
1661 Skyline Dr Pittsburgh, PA	1.0–2.0	1.0	637	$1,210	$1.90	5d	7	1.43mi

Listing history 2 events

1. 2026-06-18
   remarks 355-char remark
2. 2026-06-18
   listed $7,500 Active 1 DOM

ⓘ 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 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 · 15 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: $13,344
• − Mortgage interest: −$2,691
• − Property taxes: −$721
• − Insurance: −$240
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,398
• Taxable income: $6,159
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,079/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: West Mifflin Area SD
• NCES district ID: 4225680
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $46,532
• Composite: 25.78/100
• National rank: #7371
• State rank: #443 of 539 in PA

Livability — West Mifflin

• Score: 73/100
• State rank: #539
• US rank: #5042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Mifflin, PA
• County: Allegheny County · 1,022,028 people
• City population: 18,816
• Metro: Pittsburgh, PA
• Population (ZIP): 31,313
• Household income: $90,767
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 732.0

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 (83%)
• Race & ethnicity: White 83% Asian 9% Black 3% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Scotch-Irish 1% Italian 1%
• Foreign-born: 11% · India, Canada
• Languages at home: 88% English-only · Other Indo-European 8% Spanish 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: ▼ -194.15%
• Current HPI: 255.0278
• Rent YoY: ▲ 5.74%
• 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