597 Valley View Dr

Donegal, PA 15628

$80,500D-

4 bd · 2.0 ba · 2,016 sqft · Built 2004 · Manufactured · Active · 15 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,058/mo
• Mortgage (P&I): −$422
• Tax + insurance: −$191
• HOA: −$454
• Vac / Maint / Mgmt: −$222
• Net cashflow: $-231/mo
• Annual: $-2,778/yr
• Cap rate: 2.84%
• Cash-on-cash: -12.32%
• DSCR: 0.45
• 1% rule: 1.31%
• Cash to close: $22,540

Investor read

• This is a 4-bed/2.0-bath manufactured listed at $80k.
• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $40k (50.8% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $40k (50.8% below list) — sets the bar for cash-flow.
• In year one you build about $2k of equity ($557 loan paydown + $1k appreciation (1.8% local appreciation)).
• Location reads 53/100 on livability (#1,681 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, amenities F, commute F.
• Mount Pleasant Area SD (suburban): math 25% / reading 51% proficiency, ranked #378 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mount Pleasant Area Hs (math 42%, 594 students, 28% FRL).
• Watch-outs: HOA is 43% of rent.
• Market conditions: 6 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts since 7y ago 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.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.