71 Country Club Dr #71 · North Fayette, PA 15071

$32,700

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 116 Days on market

Built 2026 Est $54k · 39% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, community events, a playground, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Basketball court
• Playground
• Built 2026

Tags

• BASKETBALL COURT
• PLAYGROUND

Property features AI

Finance

• Financial info: Listed as active with list price $32,700

Exterior

• Utilities: Electric utility
• Home design: Spec home, Plan 90017

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Living area approximately 1,216

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $33k).
• Recommended offer: $30k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Allegheny SD (suburban): math 64% / reading 77% proficiency, ranked #22 of 539 in PA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 66 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $226 of loan paydown is wiped out by about $981 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,757 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.23% ✓
• Cap rate: 47.60%
• Cash-on-cash: 147.54%
• DSCR: 7.56
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $53,504
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 Valleyview Dr	0.20mi	3/2.0	1,152 (-5%)	1mo	$41,000	$36	81
12 South East	0.11mi	3/2.0	1,120 (-8%)	14mo	$63,000	$56	70
65 Country Club Dr	0.05mi	3/2.0	1,056 (-13%)	23mo	$46,000	$44	57

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: —
• Equity multiple: 8.25×
• Total profit: $66,425
• Equity at exit: $4,876

10-year hold

• IRR: —
• Equity multiple: 17.41×
• Total profit: $150,269
• Equity at exit: $2,827

Cash invested: $9,156 (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 15071

• Home prices YoY: -21.2%
• Active inventory: 66
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$171
• Tax est. 1.5%: −$41 /mo · $490/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,126

Break-even live

Break-even rent $286

Max offer price $32,700

Occupancy floor 29%

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: $8,175
• Closing costs: $981
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Timberglen Dr Imperial, PA	3.0	2.0	1310	$1,800	$1.37	7d	1	0.19mi
1600 Settlers Dr Oakdale, PA	1.0–2.0	1.0	769	$1,645	$2.14	1d	23	0.22mi
27412 Evergreen Run Unit 27412 Imperial, PA	2.0	1.0	1000	$1,150	$1.15	23d	1	0.58mi
100 Lincoln Highlands Dr Coraopolis, PA	1.0–3.0	1.0–2.0	988	$1,935	$1.96	1d	13	0.83mi
7420 Steubenville Pike Oakdale, PA	1.0–2.0	1.0	725	$2,215	$3.06	1d	12	0.92mi

Listing history 6 events

1. 2026-06-17
   days on market $32,700 Active 116 DOM
2. 2026-06-16
   days on market $32,700 Active 115 DOM
3. 2026-06-15
   days on market $32,700 Active 114 DOM
4. 2026-06-13
   days on market $32,700 Active 112 DOM
5. 2026-06-10
   remarks 402-char remark
6. 2026-06-10
   listed $32,700 Active 108 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $20,532
• − Mortgage interest: −$1,832
• − Property taxes: −$490
• − Insurance: −$164
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$951
• Taxable income: $13,810
• Est. tax owed @ 24.0%: −$3,314
• After-tax cash flow: $10,194/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 Allegheny SD
• NCES district ID: 4225200
• Math proficiency: 64% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $67,549
• Composite: 61.41/100
• National rank: #763
• State rank: #22 of 539 in PA

Livability — North Fayette

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

Census & demographics

• Population (ZIP): 12,455

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Asian 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Scotch-Irish 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Asian/Pacific 3% Other Indo-European 1% Spanish 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: ▼ -71.90%
• Current HPI: 266.6786
• 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