234 Laurie Ln · Amwell, PA 15301

$45,000

3 bd · 1.0 ba · 952 sqft · Manufactured public records · 209 Days on market

Built 2022 Good condition $47/sqft · 28% above area Est $35k · 28% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

Key facts

• Covered front porch
• Landscaped yard
• 2 parking spots

Tags

• COVERED FRONT PORCH
• LANDSCAPED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% 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); 163 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.90% ✓
• Cap rate: 26.33%
• Cash-on-cash: 71.55%
• DSCR: 4.18
• GRM: 2.9

CMA / ARV

• ARV (median comp): $35,029
• List price: $45,000
• Delta: 28.46%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Laurie Ln	0.13mi	3/1.0	924 (-3%)	8mo	$38,000	$41	83
14 Scott Rd	0.11mi	3/2.0	924 (-3%)	9mo	$23,500	$25	78
165 Laurie Ln	0.11mi	2/2.0 (-1)	980 (+3%)	8mo	$38,000	$39	74
9 Scott Rd	0.12mi	3/2.0	1,008 (+6%)	22mo	$27,000	$27	62

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: 64.9%
• Equity multiple: 3.93×
• Total profit: $36,867
• Equity at exit: $6,710

10-year hold

• IRR: 69.4%
• Equity multiple: 8.18×
• Total profit: $90,504
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $685

Break-even live

Break-even rent $437

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $710	-5% $698	+0% $685	+5% $672	+10% $659
Rent	-10% $582	-5% $633	+0% $685	+5% $736	+10% $788
Rate	-1.0pp $708	-0.5pp $696	base $685	+0.5pp $673	+1.0pp $661

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $45,000 Active 209 DOM
2. 2026-06-17
   days on market $45,000 Active 208 DOM
3. 2026-06-16
   days on market $45,000 Active 207 DOM
4. 2026-06-15
   days on market $45,000 Active 206 DOM
5. 2026-06-13
   days on market $45,000 Active 204 DOM
6. 2026-06-13
   days on market $45,000 Active 203 DOM
7. 2026-06-09
   days on market $45,000 Active 200 DOM
8. 2026-06-08
   days on market $45,000 Active 199 DOM
9. 2026-06-07
   days on market $45,000 Active 198 DOM
10. 2026-06-05
    days on market $45,000 Active 195 DOM
11. 2026-06-03
    days on market $45,000 Active 194 DOM
12. 2026-06-02
    days on market $45,000 Active 193 DOM
13. 2026-06-01
    days on market $45,000 Active 192 DOM
14. 2026-05-31
    days on market $45,000 Active 191 DOM
15. 2026-04-27
    price $49,999 524-char remark

    Show marketing remark (524 chars)

    Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

16. 2026-02-19
    price $50,499 524-char remark

    Show marketing remark (524 chars)

    Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

17. 2026-01-05
    price $50,999 524-char remark

    Show marketing remark (524 chars)

    Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

18. 2025-12-09
    status Active 524-char remark

    Show marketing remark (524 chars)

    Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

19. 2025-11-25
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

20. 2025-11-21
    historical Contingent 524-char remark

    Show marketing remark (524 chars)

    Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

21. 2025-11-06
    listed $51,999 Active 524-char remark

    Show marketing remark (524 chars)

    Discover your perfect retreat in this delightful 3-year-old mobile home, featuring 2 cozy bedrooms and 2 modern baths. Enjoy morning coffee on your inviting covered front porch, while the beautifully landscaped yard provides an ideal space for relaxation and outdoor gatherings. With its contemporary design and comfortable living spaces, this home is perfect for anyone seeking a tranquil yet stylish lifestyle. Don’t miss your chance to call this gem your own! Schedule a viewing today and step into your dream home!

ⓘ 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: $290 · $24/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: +$210/yr (+$18/mo · 72.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $15,649
• − Mortgage interest: −$2,521
• − Property taxes: −$290
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$1,309
• Taxable income: $8,003
• Est. tax owed @ 24.0%: −$1,921
• After-tax cash flow: $6,298/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 · 12 photos

Good 80/100 Cosmetic rehab

This 3-year-old mobile home is in good condition with modern finishes and a well-maintained exterior. A fresh coat of paint and cleaning gutters would enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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: 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 — Amwell

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

-3.8% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $49,999 West Penn MLS
• 2026-02-19 Price Changed $50,499 West Penn MLS
• 2026-01-05 Price Changed $50,999 West Penn MLS
• 2025-12-09 Relisted — West Penn MLS
• 2025-11-25 Pending — West Penn MLS
• 2025-11-21 Contingent — West Penn MLS
• 2025-11-06 Listed $51,999 West Penn MLS

Property tax history

+3.9%/yr

Latest (2026): $290 · +2.0% YoY. Source: county tax records.