90 Laurie Ln · Laboratory, PA 15301

$108,900

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 33 Days on market

Built 2026

---

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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• 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

Welcome to Glen Meadows where this beautifully designed Clayton GEM Series Moonstone manufactured home offers modern living in a peaceful community setting. With 1493 square feet of thoughtfully planned space this home features 3 bedrooms and 2 full bathrooms providing comfort and functionality for everyday living. The open layout creates a seamless flow between the living room dining area and kitchen making it ideal for both entertaining and relaxing at home. The kitchen is equipped with ample cabinetry and workspace while the primary suite offers a private retreat with an attached bath. Located at 1 Laurie Lane in Washington Pennsylvania this home places you within an established community with convenient access to nearby amenities and regional routes. Glen Meadows delivers a welcoming neighborhood atmosphere with the benefits of affordable homeownership. This home is move in ready and positioned for those seeking quality design space and value in one complete package.

Key facts

• Spacious island
• Spacious living area
• Stylish kitchen

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• STYLISH KITCHEN
• SPACIOUS ISLAND
• SLEEK SAMSUNG APPLIANCES
• AMPLE STORAGE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; New construction; Asphalt roof; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% 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.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 165 active listings in the ZIP; 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 $753 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,633 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $37,128
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Laurie Ln	0.08mi	3/1.0	924 (-3%)	8mo	$38,000	$41	81
14 Scott Rd	0.14mi	3/2.0	924 (-3%)	9mo	$23,500	$25	81
165 Laurie Ln	0.09mi	2/2.0 (-1)	980 (+3%)	8mo	$38,000	$39	79
9 Scott Rd	0.11mi	3/2.0	1,008 (+6%)	22mo	$27,000	$27	66

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-6,653
• Equity at exit: $16,237

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $9,888
• Equity at exit: $9,416

Cash invested: $30,492 (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: 165
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,634/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $164

Break-even live

Break-even rent $1,037

Max offer price $108,900

Occupancy floor 82%

Sensitivity live

Price	-10% $239	-5% $202	+0% $164	+5% $127	+10% $89
Rent	-10% $66	-5% $115	+0% $164	+5% $213	+10% $262
Rate	-1.0pp $219	-0.5pp $192	base $164	+0.5pp $136	+1.0pp $107

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $108,900 Active 33 DOM
2. 2026-06-18
   days on market $108,900 Active 30 DOM
3. 2026-06-17
   days on market $108,900 Active 29 DOM
4. 2026-06-16
   days on market $108,900 Active 28 DOM
5. 2026-06-15
   days on market $108,900 Active 27 DOM
6. 2026-06-13
   days on market $108,900 Active 25 DOM
7. 2026-06-13
   days on market $108,900 Active 24 DOM
8. 2026-06-09
   days on market $108,900 Active 21 DOM
9. 2026-06-08
   days on market $108,900 Active 20 DOM
10. 2026-06-07
    days on market $108,900 Active 19 DOM
11. 2026-06-05
    days on market $108,900 Active 16 DOM
12. 2026-06-03
    days on market $108,900 Active 15 DOM
13. 2026-06-02
    days on market $108,900 Active 14 DOM
14. 2026-06-01
    days on market $108,900 Active 13 DOM
15. 2026-05-31
    days on market $108,900 Active 12 DOM
16. 2026-05-21
    listed $108,900 Active 985-char remark

    Show marketing remark (985 chars)

    Welcome to Glen Meadows where this beautifully designed Clayton GEM Series Moonstone manufactured home offers modern living in a peaceful community setting. With 1493 square feet of thoughtfully planned space this home features 3 bedrooms and 2 full bathrooms providing comfort and functionality for everyday living. The open layout creates a seamless flow between the living room dining area and kitchen making it ideal for both entertaining and relaxing at home. The kitchen is equipped with ample cabinetry and workspace while the primary suite offers a private retreat with an attached bath. Located at 1 Laurie Lane in Washington Pennsylvania this home places you within an established community with convenient access to nearby amenities and regional routes. Glen Meadows delivers a welcoming neighborhood atmosphere with the benefits of affordable homeownership. This home is move in ready and positioned for those seeking quality design space and value in one complete package.

17. 2026-05-19
    listed $108,900 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,935
• − Mortgage interest: −$6,100
• − Property taxes: −$1,634
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,168
• Taxable income: $302
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $1,898/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: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 of 539 in PA

Livability — Laboratory

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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $108,900 Zillow
• 2026-05-19 Listed $108,900 West Penn MLS

Property tax history

-4.9%/yr

Latest (2026): $99 · +2.0% YoY. Source: county tax records.