186 Hampton Ave · Enlow, PA 15126

$54,500

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 97 Days on market

Built 2021 Good condition 662 sqft lot $59/sqft · 196% above area $668/mo HOA · 52% of rent

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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 +11.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready 2021 Manufactured Home with Great Outdoor Entertaining Space Welcome to this beautiful newer 2-bedroom, 2-bath singlewide manufactured home (built in 2021) located in Virginia Hills Mobile Home Park. With fresh updates and a thoughtfully added outdoor entertaining area, this home offers comfort, style, and convenience. Inside, you’ll find a bright and inviting layout that has just been freshly painted throughout and features brand new carpeting, giving the home a clean, move-in ready feel. The modern floor plan provides comfortable living space along with two nicely sized bedrooms and two full bathrooms. Step outside and you’ll discover one of the home’s standout features — a fantastic outdoor setup perfect for relaxing or entertaining. The seller added a quality aluminum shed along with a deck and gazebo, creating an ideal space for outdoor dining or simply enjoying time outside with friends and family. Whether you're looking for low-maintenance living or a newer home with great extras already in place, this property is ready for its next owner. Conveniently located minutes from shopping, dining, doctors, Pittsburgh Airport and major roadways.

Key facts

• Aluminum shed
• Gazebo
• Deck

Tags

• OUTDOOR ENTERTAINING SPACE
• ALUMINUM SHED
• DECK
• GAZEBO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $54k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-17 ($-200/yr) — negative.
• To cash-flow at today's rent, offer at most $52k (5.4% below list).
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,199 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• 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: 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $377 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $49,595 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 2.38% ✓
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 3.5

CMA / ARV

• ARV (median comp): $18,436
• List price: $54,500
• Delta: 195.61%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Mount Vernon Dr	0.11mi	2/2.0 (-1)	924 (0%)	7mo	$13,209	$14	84
407 Richmond Rd	0.10mi	2/2.0 (-1)	924 (0%)	10mo	$48,000	$52	82
34 Leesburg Ct	0.21mi	3/1.0	900 (-3%)	3mo	$15,000	$17	80
627 Falls Church Rd	0.19mi	2/2.0 (-1)	924 (0%)	10mo	$12,500	$14	77
420 Richmond Rd	0.13mi	2/1.0 (-1)	924 (0%)	10mo	$18,500	$20	77
504B Mount Vernon Dr	0.18mi	3/2.0	924 (0%)	18mo	$50,520	$55	76
626 Newport Ln	0.14mi	2/2.0 (-1)	960 (+4%)	10mo	$57,000	$59	74
113 Williamsburg Rd	0.23mi	3/1.0	844 (-9%)	11mo	$18,000	$21	61
207 Valleyview Dr	0.74mi	3/2.0	1,010 (+9%)	16mo	$14,400	$14	37

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-9,466
• Equity at exit: $8,126

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-7,873
• Equity at exit: $4,712

Cash invested: $15,260 (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 15126

• Home prices YoY: -14.6%
• Active inventory: 57
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$286
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$23
• HOA: −$668
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-17

Break-even live

Break-even rent $1,317

Max offer price $51,554

Occupancy floor 96%

Sensitivity live

Price	-10% $14	-5% $-1	+0% $-17	+5% $-32	+10% $-48
Rent	-10% $-119	-5% $-68	+0% $-17	+5% $35	+10% $86
Rate	-1.0pp $11	-0.5pp $-3	base $-17	+0.5pp $-31	+1.0pp $-45

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27412 Evergreen Run Unit 27412 Imperial, PA	2.0	1.0	1000	$1,150	$1.15	24d	1	0.39mi
1600 Settlers Dr Oakdale, PA	1.0–2.0	1.0	769	$1,645	$2.14	2d	23	0.84mi

HOA detail

• Monthly dues: $668 · $8,016/yr

Listing history 24 events

1. 2026-06-21
   days on market $54,500 Active 97 DOM
2. 2026-06-18
   days on market $54,500 Active 94 DOM
3. 2026-06-17
   days on market $54,500 Active 93 DOM
4. 2026-06-16
   pricedays on market $54,500 Active 92 DOM
5. 2026-06-15
   days on market $59,900 Active 91 DOM
6. 2026-06-13
   days on market $59,900 Active 89 DOM
7. 2026-06-09
   days on market $59,900 Active 85 DOM
8. 2026-06-08
   days on market $59,900 Active 84 DOM
9. 2026-06-07
   days on market $59,900 Active 83 DOM
10. 2026-06-03
    days on market $59,900 Active 79 DOM
11. 2026-06-02
    days on market $59,900 Active 78 DOM
12. 2026-06-01
    days on market $59,900 Active 77 DOM
13. 2026-05-31
    days on market $59,900 Active 76 DOM
14. 2026-05-07
    price $59,900 1201-char remark

    Show marketing remark (1201 chars)

    Move-In Ready 2021 Manufactured Home with Great Outdoor Entertaining Space Welcome to this beautiful newer 2-bedroom, 2-bath singlewide manufactured home (built in 2021) located in Virginia Hills Mobile Home Park. With fresh updates and a thoughtfully added outdoor entertaining area, this home offers comfort, style, and convenience. Inside, you’ll find a bright and inviting layout that has just been freshly painted throughout and features brand new carpeting, giving the home a clean, move-in ready feel. The modern floor plan provides comfortable living space along with two nicely sized bedrooms and two full bathrooms. Step outside and you’ll discover one of the home’s standout features — a fantastic outdoor setup perfect for relaxing or entertaining. The seller added a quality aluminum shed along with a deck and gazebo, creating an ideal space for outdoor dining or simply enjoying time outside with friends and family. Whether you're looking for low-maintenance living or a newer home with great extras already in place, this property is ready for its next owner. Conveniently located minutes from shopping, dining, doctors, Pittsburgh Airport and major roadways.

15. 2026-03-16
    listed $61,500 Active 1201-char remark

    Show marketing remark (1201 chars)

    Move-In Ready 2021 Manufactured Home with Great Outdoor Entertaining Space Welcome to this beautiful newer 2-bedroom, 2-bath singlewide manufactured home (built in 2021) located in Virginia Hills Mobile Home Park. With fresh updates and a thoughtfully added outdoor entertaining area, this home offers comfort, style, and convenience. Inside, you’ll find a bright and inviting layout that has just been freshly painted throughout and features brand new carpeting, giving the home a clean, move-in ready feel. The modern floor plan provides comfortable living space along with two nicely sized bedrooms and two full bathrooms. Step outside and you’ll discover one of the home’s standout features — a fantastic outdoor setup perfect for relaxing or entertaining. The seller added a quality aluminum shed along with a deck and gazebo, creating an ideal space for outdoor dining or simply enjoying time outside with friends and family. Whether you're looking for low-maintenance living or a newer home with great extras already in place, this property is ready for its next owner. Conveniently located minutes from shopping, dining, doctors, Pittsburgh Airport and major roadways.

16. 2024-11-11
    soldstatus $38,200 Closed 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

17. 2024-08-16
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

18. 2024-06-21
    status Active 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

19. 2024-05-23
    historical Contingent 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

20. 2024-05-14
    status Active 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

21. 2024-05-09
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

22. 2024-04-09
    price $43,500 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

23. 2024-03-20
    price $46,500 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

24. 2024-03-14
    listed $52,500 Active 524-char remark

    Show marketing remark (524 chars)

    Welcome to this newly constructed mobile home built in 2021 that is Nestled in Virginia Hills Community. This spectacular home offers all new appliances within the last 2 years along with neutral tones throughout. The 2 spacious sized rooms offer the perfect blend of comfort and privacy. The double closet in the master offers for plenty of storage along with 2 luxury full sized baths conveniently located next to each bedroom. The Virginia Hills community offers amenities such as a pool, playground and basketball court!

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$45/yr (+$4/mo · 5.9%)

ⓘ 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 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: $15,555
• − Mortgage interest: −$3,053
• − Property taxes: −$771
• − Insurance: −$272
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − HOA: −$8,016
• − Depreciation: −$1,585
• Taxable loss: −$631
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $-49/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 None rehab

This 2021 manufactured home is move-in ready with fresh updates and a thoughtfully added outdoor entertaining area. It offers a good condition with minimal maintenance required.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace outdoor lighting fixtures — Modern lighting improves safety and enhances curb appeal
• Both Install new outdoor furniture — New furniture enhances outdoor living space and adds value
• Resale Upgrade kitchen appliances — Modern appliances improve functionality and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace outdoor lighting fixtures — Modern lighting improves safety and enhances curb appeal ↑
• Both Install new outdoor furniture — New furniture enhances outdoor living space and adds value ↑
• Resale Upgrade kitchen appliances — Modern appliances improve functionality and appeal to potential buyers ↑

ⓘ 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: 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 — Enlow

• Score: 64/100
• State rank: #1199
• US rank: #14085

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enlow, PA
• Population (ZIP): 6,776

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 6% Subsaharan African 2%
• Foreign-born: 12% · Canada
• Languages at home: 87% English-only · Other Indo-European 11% Spanish 2% Russian/Polish/Slavic 0%

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: ▼ -45.07%
• Current HPI: 263.0635
• 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

Price history

+14.1% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $59,900 West Penn MLS
• 2026-03-16 Listed $61,500 West Penn MLS
• 2024-11-11 Sold (MLS) $38,200 West Penn MLS
• 2024-08-16 Pending — West Penn MLS
• 2024-06-21 Relisted — West Penn MLS
• 2024-05-23 Contingent — West Penn MLS
• 2024-05-14 Relisted — West Penn MLS
• 2024-05-09 Pending — West Penn MLS
• 2024-04-09 Price Changed $43,500 West Penn MLS
• 2024-03-20 Price Changed $46,500 West Penn MLS
• 2024-03-14 Listed $52,500 West Penn MLS

Property tax history

+2.1%/yr

Latest (2026): $771 · +0.0% YoY. Source: county tax records.