338 Festival Rd · Chartiers, PA 15301

$82,500

3 bd · 1.5 ba · 1,968 sqft · Manufactured public records · 337 Days on market

Built 1983 $42/sqft · 29% above area

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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
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and convenience in this nicely maintained and updated 4-bedroom, 1.5-bath mobile home! Located on a quiet cul-de-sac road, this home offers privacy and a peaceful setting that’s ideal for families or anyone looking for a little extra tranquility. Step inside to find spacious bedrooms, fresh updates throughout, and a bright, inviting atmosphere. The covered and screened-in porch provides the perfect space for enjoying morning coffee, entertaining guests, or simply relaxing after a long day rain or shine. A covered carport keeps your vehicle protected from the elements year round. Plus, a nearby playground adds a family friendly touch, making outdoor play easy and accessible. Whether you're looking for an first home or a solid investment opportunity, this property is move-in ready and full of potential. Don’t miss your chance to own this charming home in a welcoming community. Schedule your private tour today!

Key facts

• Move-in ready
• Nearby playground
• Covered carport

Tags

• CUL-DE-SAC ROAD
• COVERED AND SCREENED-IN PORCH
• COVERED CARPORT
• NEARBY PLAYGROUND
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chartiers-Houston SD (suburban): math 40% / reading 68% proficiency, ranked #125 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.78% ✓
• Cap rate: 16.09%
• Cash-on-cash: 35.00%
• DSCR: 2.56
• GRM: 4.7

CMA / ARV

• ARV (median comp): $29,959
• List price: $82,500
• Delta: 175.38%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Michael Ave	0.49mi	3/2.0	1,835 (-7%)	10mo	$63,000	$34	56

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.30×
• Total profit: $30,079
• Equity at exit: $12,301

10-year hold

• IRR: 38.3%
• Equity multiple: 4.62×
• Total profit: $83,672
• Equity at exit: $7,133

Cash invested: $23,100 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 163
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $674

Break-even live

Break-even rent $620

Max offer price $82,500

Occupancy floor 49%

Sensitivity live

Price	-10% $720	-5% $697	+0% $674	+5% $650	+10% $627
Rent	-10% $557	-5% $616	+0% $674	+5% $732	+10% $790
Rate	-1.0pp $715	-0.5pp $695	base $674	+0.5pp $652	+1.0pp $631

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
376 Maple Ave Washington, PA	3.0	1.0	1316	$1,950	$1.48	3d	1	1.19mi

Listing history 15 events

1. 2026-06-18
   days on market $82,500 Active 337 DOM
2. 2026-06-17
   days on market $82,500 Active 336 DOM
3. 2026-06-16
   days on market $82,500 Active 335 DOM
4. 2026-06-15
   days on market $82,500 Active 334 DOM
5. 2026-06-13
   days on market $82,500 Active 332 DOM
6. 2026-06-13
   days on market $82,500 Active 331 DOM
7. 2026-06-09
   days on market $82,500 Active 328 DOM
8. 2026-06-08
   days on market $82,500 Active 327 DOM
9. 2026-06-07
   days on market $82,500 Active 326 DOM
10. 2026-06-05
    days on market $82,500 Active 323 DOM
11. 2026-06-03
    days on market $82,500 Active 322 DOM
12. 2026-06-02
    days on market $82,500 Active 321 DOM
13. 2026-06-01
    days on market $82,500 Active 320 DOM
14. 2026-05-31
    days on market $82,500 Active 319 DOM
15. 2025-07-16
    listed $82,500 Active 950-char remark

    Show marketing remark (950 chars)

    Discover comfort and convenience in this nicely maintained and updated 4-bedroom, 1.5-bath mobile home! Located on a quiet cul-de-sac road, this home offers privacy and a peaceful setting that’s ideal for families or anyone looking for a little extra tranquility. Step inside to find spacious bedrooms, fresh updates throughout, and a bright, inviting atmosphere. The covered and screened-in porch provides the perfect space for enjoying morning coffee, entertaining guests, or simply relaxing after a long day rain or shine. A covered carport keeps your vehicle protected from the elements year round. Plus, a nearby playground adds a family friendly touch, making outdoor play easy and accessible. Whether you're looking for an first home or a solid investment opportunity, this property is move-in ready and full of potential. Don’t miss your chance to own this charming home in a welcoming community. Schedule your private tour today!

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $788 · $66/mo
• Expected delta: +$516/yr (+$43/mo · 190.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,671
• − Mortgage interest: −$4,621
• − Property taxes: −$272
• − Insurance: −$412
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$2,400
• Taxable income: $7,139
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $6,371/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: Chartiers-Houston SD
• NCES district ID: 4205730
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $56,103
• Composite: 46.57/100
• National rank: #2426
• State rank: #125 of 539 in PA

Livability — Chartiers

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

Census & demographics

• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• 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

1 event — show timeline

• 2025-07-16 Listed $82,500 West Penn MLS

Property tax history

+3.4%/yr

Latest (2026): $272 · +5.1% YoY. Source: county tax records.