1224 Sunset Dr · Robinson, PA 15019

$48,900

2 bd · 1.0 ba · 780 sqft · SingleFamily · 94 Days on market

Built 2024 Good condition $525/mo HOA · 62% of rent ↓ 31% since listing

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Why this score? — see what drove the D- 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Cash flow +1.6/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to your dream home! Nestled in a serene neighborhood, this stunning Beacon Prestige 2024 manufactured home offers the perfect blend of modern style and ultimate convenience. With its sleek lines and contemporary design, this 2-bedroom, 1-bathroom abode is not just a place to live, but a lifestyle to embrace. Convenience is paramount in this home, as it features energy-efficient systems and low-maintenance materials, allowing you to spend more time enjoying life and less time on upkeep.

Key facts

• Contemporary design
• Built 2024
• Listed 94 days

Tags

• ENERGY EFFICIENT SYSTEMS
• LOW MAINTENANCE MATERIALS
• CONTEMPORARY DESIGN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $22k (55.8% below list).
• Meets the 1% rule at list price ($854 rent vs $49k).
• Recommended offer: $22k (55.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($338 loan paydown + $2k appreciation (3.6% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 62% of rent.

Recommended offer $21,608 (55.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 1.66%
• Cash-on-cash: -16.53%
• DSCR: 0.26
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.69×
• Total profit: $-4,241
• Equity at exit: $23,631

10-year hold

• IRR: 0.1%
• Equity multiple: 1.02×
• Total profit: $338
• Equity at exit: $37,751

Cash invested: $13,692 (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 15019

• Home prices YoY: 2.1%
• Active inventory: 25
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$256
• Tax est. 1.5%: −$61 /mo · $734/yr
• Insurance: −$20
• HOA: −$525
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-189

Break-even live

Break-even rent $1,092

Max offer price $21,608

Occupancy floor —

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 20 events

1. 2026-06-18
   days on market $48,900 Active 94 DOM
2. 2026-06-17
   days on market $48,900 Active 93 DOM
3. 2026-06-16
   days on market $48,900 Active 92 DOM
4. 2026-06-15
   days on market $48,900 Active 91 DOM
5. 2026-06-13
   days on market $48,900 Active 89 DOM
6. 2026-06-09
   days on market $48,900 Active 85 DOM
7. 2026-06-08
   days on market $48,900 Active 84 DOM
8. 2026-06-07
   days on market $48,900 Active 83 DOM
9. 2026-06-05
   days on market $48,900 Active 80 DOM
10. 2026-06-03
    days on market $48,900 Active 79 DOM
11. 2026-06-02
    days on market $48,900 Active 78 DOM
12. 2026-06-01
    days on market $48,900 Active 77 DOM
13. 2026-05-31
    days on market $48,900 Active 76 DOM
14. 2026-03-16
    listed $48,900 Active 498-char remark

    Show marketing remark (498 chars)

    Welcome to your dream home! Nestled in a serene neighborhood, this stunning Beacon Prestige 2024 manufactured home offers the perfect blend of modern style and ultimate convenience. With its sleek lines and contemporary design, this 2-bedroom, 1-bathroom abode is not just a place to live, but a lifestyle to embrace. Convenience is paramount in this home, as it features energy-efficient systems and low-maintenance materials, allowing you to spend more time enjoying life and less time on upkeep.

15. 2025-05-11
    historical $1,315
16. 2025-03-22
    listed $1,315
17. 2025-03-11
    price $48,900 503-char remark

    Show marketing remark (503 chars)

    Presenting a newly built 2024 Beacon Prestige manufactured home, featuring a spacious 2-bedroom, 2-bathroom layout with 780 sq ft of living space. Located in the sought-after Hidden Valley Estates, this home offers a thoughtfully designed floor plan with plenty of cabinetry and storage options. Sold unfurnished, it provides a perfect opportunity to personalize the space and make it your own. Take advantage of this fantastic chance for comfortable, modern living in a vibrant and welcoming community!

18. 2024-12-08
    price $56,900 503-char remark

    Show marketing remark (503 chars)

    Presenting a newly built 2024 Beacon Prestige manufactured home, featuring a spacious 2-bedroom, 2-bathroom layout with 780 sq ft of living space. Located in the sought-after Hidden Valley Estates, this home offers a thoughtfully designed floor plan with plenty of cabinetry and storage options. Sold unfurnished, it provides a perfect opportunity to personalize the space and make it your own. Take advantage of this fantastic chance for comfortable, modern living in a vibrant and welcoming community!

19. 2024-12-02
    listed $61,900 Active 503-char remark

    Show marketing remark (503 chars)

    Presenting a newly built 2024 Beacon Prestige manufactured home, featuring a spacious 2-bedroom, 2-bathroom layout with 780 sq ft of living space. Located in the sought-after Hidden Valley Estates, this home offers a thoughtfully designed floor plan with plenty of cabinetry and storage options. Sold unfurnished, it provides a perfect opportunity to personalize the space and make it your own. Take advantage of this fantastic chance for comfortable, modern living in a vibrant and welcoming community!

20. 2024-05-31
    listed $70,900 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,243
• − Mortgage interest: −$2,739
• − Property taxes: −$734
• − Insurance: −$244
• − Repairs & maintenance: −$819
• − Management: −$819
• − HOA: −$6,300
• − Depreciation: −$1,423
• Taxable loss: −$2,836
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $-1,583/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 · 9 photos

Good 80/100 Cosmetic rehab

This Beacon Prestige 2024 manufactured home is in good condition with modern updates and a good curb appeal, making it a solid investment.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Adding smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Adding smart home features — Improves convenience and marketability ↑

ⓘ 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: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 727
• Population (ZIP): 1,236

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Danish 6% Romanian 5% Serbian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.59%
• Current HPI: 175.8946
• 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

-31.0% since first listed

7 events — show timeline

• 2026-03-16 Listed $48,900 West Penn MLS
• 2025-05-11 Rental Removed $1,315 Avail
• 2025-03-22 Listed for Rent $1,315 Avail
• 2025-03-11 Price Changed $48,900 West Penn MLS
• 2024-12-08 Price Changed $56,900 West Penn MLS
• 2024-12-02 Listed $61,900 West Penn MLS
• 2024-05-31 Listed $70,900 Zillow