Bendix Plan · West Mifflin, PA 15236

$2,500

2 bd · 1.0 ba · 780 sqft · Manufactured · 38 Days on market

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This 2-bedroom, 1-bath home located in Charter Oaks Community in Pittsburgh, PA offers a great opportunity for buyers looking to customize a home to their liking. Built in 1974, this single-wide layout provides a functional footprint with defined living spaces and plenty of potential. The home is being offered at an affordable price point, making it ideal for renovation-minded buyers or those seeking a budget-friendly housing option. With some updates and improvements, this property can be transformed into a comfortable and personalized living space. Conveniently situated within the Charter Oaks community, residents enjoy easy access to local shopping, dining, and major roadways. This is a

Key facts

• Listed 37 days

🏗️ New construction. The $2,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $9,218.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 112.3% 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 $64 of loan paydown is wiped out by about $276 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 5.5% of price.

Recommended offer $2,425 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 12.06% ✓
• Cap rate: 112.33%
• Cash-on-cash: 378.72%
• DSCR: 17.85
• GRM: 0.7

CMA / ARV

• ARV (median comp): $9,218
• List price: $2,500
• Delta: -72.88%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Will Ln	0.05mi	1/1.0 (-1)	720 (-8%)	8mo	$10,000	$14	74
36 Cheryl Ln Lot 18	0.03mi	2/2.0	827 (+6%)	14mo	$49,900	$60	72

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: —
• Equity multiple: 21.75×
• Total profit: $53,553
• Equity at exit: $1,374

10-year hold

• IRR: —
• Equity multiple: 50.27×
• Total profit: $127,176
• Equity at exit: $797

Cash invested: $2,581 (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: 0.2×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$48
• Tax est. 1.5%: −$12 /mo · $138/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $815

Break-even live

Break-even rent $81

Max offer price $9,218

Occupancy floor 22%

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: $2,305
• Closing costs: $277
• 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	43d	1	0.59mi
5050 Doyle Rd Pittsburgh, PA	2.0	1.0	850	$1,100	$1.29	43d	1	0.76mi
5050 Doyle Rd Unit ROAD207 Pittsburgh, PA	2.0	1.0	850	$1,059	$1.25	43d	1	0.76mi
5492 Youngridge Dr Pittsburgh, PA	3.0	1.0	591	$1,109	$1.87	1d	45	1.15mi
1526 Parkline Dr Pittsburgh, PA	3.0	1.0	942	$1,214	$1.29	7d	44	1.34mi
1575 Bevan Rd Pittsburgh, PA	2.0	1.0	515	$1,085	$2.10	10d	7	1.42mi
1661 Skyline Dr Pittsburgh, PA	1.0–2.0	1.0	637	$1,210	$1.90	4d	7	1.43mi

Listing history 3 events

1. 2026-06-01
   days on market $2,500 Active 38 DOM
2. 2026-05-31
   days on market $2,500 Active 37 DOM
3. 2026-04-25
   listed $2,500 Active 747-char remark

ⓘ 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: $13,341
• − Mortgage interest: −$516
• − Property taxes: −$138
• − Insurance: −$46
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$268
• Taxable income: $10,238
• Est. tax owed @ 24.0%: −$2,457
• After-tax cash flow: $7,318/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