265 Ridge Ln · Murrysville, PA 15668

$29,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 49 Days on market

Built 1990 $21/sqft · 63% below area $680/mo HOA · 32% of rent ↓ 21% since listing

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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
• Schools +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Murrysville! This 3-bedroom, 2-bath mobile home offers great potential with an attached garage and solid layout. Property is in need of cosmetic updates and the roof is nearing the end of its life, but features a brand new HVAC system installed in 2025. Ideal for investors or buyers looking to add value—bring your vision and make it your own!

Key facts

• Attached garage
• New hvac system
• Garage

Tags

• ATTACHED GARAGE
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.2% vs local median 2.4% in Murrysville — 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 75/100 on livability (#472 in PA, #4,346 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Franklin Regional SD (suburban): math 62% / reading 77% proficiency, ranked #20 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 80 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. 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?
6. 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.
7. 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.
8. 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: 7.12% ✓
• Cap rate: 38.19%
• Cash-on-cash: 113.92%
• DSCR: 6.07
• GRM: 1.2

CMA / ARV

• ARV (median comp): $80,000
• List price: $29,900
• Delta: -62.62%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Clover Ln	0.06mi	2/2.0 (-1)	1,456 (0%)	4mo	$80,000	$55	89
242 Ridge Ln	0.11mi	3/2.0	1,456 (0%)	10mo	$103,000	$71	87
301 Ridge Ln	0.16mi	3/2.0	1,456 (0%)	13mo	$92,500	$64	82
285 Ridge Ln	0.10mi	3/2.0	1,456 (0%)	17mo	$70,000	$48	81
405 Vista Ln	0.14mi	3/2.0	1,436 (-1%)	14mo	$110,000	$77	80
246 Ridge Ln	0.11mi	2/2.0 (-1)	1,377 (-5%)	2mo	$57,510	$42	79
911 Lilac Ln	0.09mi	2/2.0 (-1)	1,386 (-5%)	8mo	$75,900	$55	76
123 Ridge Ln	0.19mi	2/2.0 (-1)	1,344 (-8%)	1mo	$112,450	$84	72
425 Vista Ln	0.22mi	2/2.0 (-1)	1,518 (+4%)	8mo	$82,000	$54	71
230 Ridge Ln	0.09mi	3/2.0	1,584 (+9%)	12mo	$109,000	$69	71
512 Heritage Ln	0.16mi	2/2.0 (-1)	1,551 (+6%)	12mo	$87,500	$56	67
414 Vista Ln	0.18mi	2/2.0 (-1)	1,406 (-3%)	17mo	$106,000	$75	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.52×
• Total profit: $46,227
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 13.81×
• Total profit: $107,266
• Equity at exit: $2,585

Cash invested: $8,372 (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 15668

• Home prices YoY: -23.8%
• Active inventory: 80
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$680
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $795

Break-even live

Break-even rent $1,122

Max offer price $29,900

Occupancy floor 58%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Sandune Dr Pittsburgh, PA	3.0	1.0–2.5	1004	$2,250	$2.24	2d	1	0.70mi
104 Teton Dr Pittsburgh, PA	3.0	2.5	1564	$2,400	$1.53	2d	1	1.19mi
564 Carnival Dr Pittsburgh, PA	3.0	2.0	1257	$1,995	$1.59	44d	1	1.28mi
741 Pine Valley Dr Pittsburgh, PA	3.0	2.0	1424	$1,795	$1.26	12d	1	1.34mi

HOA detail

• Monthly dues: $680 · $8,160/yr

Listing history 7 events

1. 2026-06-02
   statusdays on market $29,900 Pending 49 DOM
2. 2026-06-01
   days on market $29,900 Active 48 DOM
3. 2026-05-31
   days on market $29,900 Active 47 DOM
4. 2026-05-14
   price $37,500 376-char remark

   Show marketing remark (376 chars)

   Investment opportunity in Murrysville! This 3-bedroom, 2-bath mobile home offers great potential with an attached garage and solid layout. Property is in need of cosmetic updates and the roof is nearing the end of its life, but features a brand new HVAC system installed in 2025. Ideal for investors or buyers looking to add value—bring your vision and make it your own!

5. 2026-05-07
   price $39,900 376-char remark

   Show marketing remark (376 chars)

   Investment opportunity in Murrysville! This 3-bedroom, 2-bath mobile home offers great potential with an attached garage and solid layout. Property is in need of cosmetic updates and the roof is nearing the end of its life, but features a brand new HVAC system installed in 2025. Ideal for investors or buyers looking to add value—bring your vision and make it your own!

6. 2026-04-27
   price $42,500 376-char remark

   Show marketing remark (376 chars)

   Investment opportunity in Murrysville! This 3-bedroom, 2-bath mobile home offers great potential with an attached garage and solid layout. Property is in need of cosmetic updates and the roof is nearing the end of its life, but features a brand new HVAC system installed in 2025. Ideal for investors or buyers looking to add value—bring your vision and make it your own!

7. 2026-04-14
   listed $47,500 Active 376-char remark

   Show marketing remark (376 chars)

   Investment opportunity in Murrysville! This 3-bedroom, 2-bath mobile home offers great potential with an attached garage and solid layout. Property is in need of cosmetic updates and the roof is nearing the end of its life, but features a brand new HVAC system installed in 2025. Ideal for investors or buyers looking to add value—bring your vision and make it your own!

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,541
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − HOA: −$8,160
• − Depreciation: −$870
• Taxable income: $10,152
• Est. tax owed @ 24.0%: −$2,436
• After-tax cash flow: $7,101/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: Franklin Regional SD
• NCES district ID: 4210230
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 77% ▼ -3.00%
• Median HH income: $80,722
• Composite: 61.83/100
• National rank: #730
• State rank: #20 of 539 in PA

Livability — Murrysville

• Score: 75/100
• State rank: #472
• US rank: #4346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murrysville, PA
• City population: 23,363
• Population (ZIP): 14,477

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, South Korea
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Chinese 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.13%
• Current HPI: 237.0143
• 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

-21.1% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $37,500 West Penn MLS
• 2026-05-07 Price Changed $39,900 West Penn MLS
• 2026-04-27 Price Changed $42,500 West Penn MLS
• 2026-04-14 Listed $47,500 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $2,563 · +0.0% YoY. Source: county tax records.