1302 Sunset Dr Unit 1328-B · Robinson, PA 15019

$79,900

3 bd · 2.0 ba · 1,323 sqft · Manufactured · 265 Days on market

Manufactured home Built 2025 Good condition 1,323 sqft lot $60/sqft · 16% below area Est $96k · 16% under ↓ 5% 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 +22.1/30.0
• ARV discount +14.9/15.0
• DSCR +7.1/10.0
• Appreciation +5.9/10.0
• 1% rule +5.8/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.6

Listing remarks MLS

Welcome to Lot 40 at 1328 Hidden Valley Dr, a beautifully designed manufactured home by Cavco. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,323 sq. ft. of living space across a smart 28x50 layout. Enjoy the spacious open floor plan that blends kitchen, dining, and living areas for a seamless flow. With bright interiors, quality finishes, and a comfortable design, this home is built to suit both everyday living and special gatherings. Nestled in the friendly Hidden Valley community, this manufactured home offers the perfect combination of style, efficiency, and neighborhood charm.

Key facts

• 1,323 sq ft lot
• 2 parking spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.3% in Robinson — 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 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, amenities F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fort Cherry El Ctr (math 41% / reading 63%, grade C-, #586 of 1,518 statewide, top 42%, 455 students, 46% FRL); Fort Cherry Jshs (math 27% / reading 62%, grade F, #196 of 437 statewide, top 47%, 450 students, 38% FRL).
• Market conditions: 30 active listings in the ZIP; lower-income renter base — watch delinquency; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.6% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $95,500
• List price: $79,900
• Delta: -16.34%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 Hidden Valley Dr	0.03mi	3/2.0	1,232 (-7%)	14mo	$27,000	$22	75
1340 Hilltop Dr	0.11mi	3/2.0	1,493 (+13%)	4mo	$95,500	$64	70
1304 Hidden Valley Rd	0.09mi	2/2.0 (-1)	960 (-27%)	16mo	$55,900	$58	53
1302 Hidden Valley Rd	0.09mi	2/2.0 (-1)	960 (-27%)	16mo	$50,400	$53	53
1170 Robinson Hwy	1.93mi	3/2.0	1,355 (+2%)	52mo	$243,000	$179	41
316 Eaton Ave	2.23mi	3/2.0	1,482 (+12%)	16mo	$275,000	$186	32
1053 Valleyview Rd	0.76mi	2/2.0 (-1)	1,200 (-9%)	53mo	$525,000	$438	24
138 Bulger Candor Rd	1.71mi	3/1.0	1,539 (+16%)	18mo	$50,500	$33	21
942 Grant St	2.14mi	3/1.5	1,635 (+24%)	22mo	$170,000	$104	19
1198 Robinson Hwy	1.80mi	3/2.5	1,638 (+24%)	58mo	$172,500	$105	18
738 Beagle Club Rd	1.45mi	3/3.0	1,680 (+27%)	25mo	$365,000	$217	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.91×
• Total profit: $20,393
• Equity at exit: $38,612

10-year hold

• IRR: 16.7%
• Equity multiple: 3.59×
• Total profit: $58,045
• Equity at exit: $61,683

Cash invested: $22,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active
• Months of supply: 108.0 mo (1%/mo absorbed)
• Median asking: $88,900 ($66/sqft)
• Median days on market: 145 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +8.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 15019

• Home prices YoY: 2.1%
• Active inventory: 30
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $129

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 80%

Sensitivity live

Price	-10% $184	-5% $157	+0% $129	+5% $102	+10% $74
Rent	-10% $61	-5% $95	+0% $129	+5% $163	+10% $197
Rate	-1.0pp $169	-0.5pp $150	base $129	+0.5pp $109	+1.0pp $87

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $79,900 Active 265 DOM
2. 2026-08-07
   days on market $79,900 Active 264 DOM
3. 2026-08-06
   days on market $79,900 Active 263 DOM
4. 2026-08-05
   days on market $79,900 Active 262 DOM
5. 2026-08-04
   days on market $79,900 Active 261 DOM
6. 2026-08-03
   days on market $79,900 Active 260 DOM
7. 2026-07-31
   days on market $79,900 Active 257 DOM
8. 2026-07-30
   days on market $79,900 Active 256 DOM
9. 2026-07-30
   days on market $79,900 Active 255 DOM
10. 2026-07-28
    days on market $79,900 Active 254 DOM
11. 2026-07-26
    days on market $79,900 Active 252 DOM
12. 2026-07-24
    days on market $79,900 Active 250 DOM
13. 2026-07-23
    days on market $79,900 Active 249 DOM
14. 2026-07-22
    days on market $79,900 Active 248 DOM
15. 2026-07-21
    days on market $79,900 Active 247 DOM
16. 2026-07-20
    days on market $79,900 Active 246 DOM
17. 2026-07-18
    days on market $79,900 Active 244 DOM
18. 2026-07-18
    pricedays on market $79,900 Active 243 DOM
19. 2026-07-16
    days on market $88,900 Active 242 DOM
20. 2026-07-15
    days on market $88,900 Active 241 DOM
21. 2026-07-14
    days on market $88,900 Active 240 DOM
22. 2026-07-13
    days on market $88,900 Active 239 DOM
23. 2026-07-13
    days on market $88,900 Active 238 DOM
24. 2026-07-11
    days on market $88,900 Active 237 DOM
25. 2026-07-10
    days on market $88,900 Active 236 DOM
26. 2026-07-09
    days on market $88,900 Active 235 DOM
27. 2026-07-07
    days on market $88,900 Active 233 DOM
28. 2026-07-06
    days on market $88,900 Active 232 DOM
29. 2026-07-05
    days on market $88,900 Active 231 DOM
30. 2026-07-03
    days on market $88,900 Active 229 DOM
31. 2026-07-02
    days on market $88,900 Active 228 DOM
32. 2026-07-01
    days on market $88,900 Active 227 DOM
33. 2026-06-30
    days on market $88,900 Active 226 DOM
34. 2026-06-29
    days on market $88,900 Active 225 DOM
35. 2026-06-28
    days on market $88,900 Active 224 DOM
36. 2026-06-27
    days on market $88,900 Active 223 DOM
37. 2026-06-27
    days on market $88,900 Active 222 DOM
38. 2026-06-25
    days on market $88,900 Active 220 DOM
39. 2026-06-22
    days on market $88,900 Active 218 DOM
40. 2026-06-21
    days on market $88,900 Active 217 DOM
41. 2026-06-19
    price $88,900 Active 214 DOM
42. 2026-06-18
    days on market $92,900 Active 214 DOM
43. 2026-06-17
    days on market $92,900 Active 213 DOM
44. 2026-06-16
    days on market $92,900 Active 212 DOM
45. 2026-06-15
    days on market $92,900 Active 211 DOM
46. 2026-06-13
    days on market $92,900 Active 209 DOM
47. 2026-06-09
    days on market $92,900 Active 205 DOM
48. 2026-06-08
    days on market $92,900 Active 204 DOM
49. 2026-06-07
    days on market $92,900 Active 203 DOM
50. 2026-06-05
    days on market $92,900 Active 200 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $10,350
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,324
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,480/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 Est. rehab $6,615–$19,845 screening

This manufactured home is in good condition with a clean and well-maintained exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home has a good layout and is ready for a fresh paint job, hardwood flooring, and kitchen and bathroom upgrades to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replacing the carpet with hardwood flooring — Hardwood flooring can increase the home's value and appeal to a wider range of buyers. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the home's functionality and appeal to potential buyers. ↑
• Both Upgrading the bathroom fixtures — Modern fixtures can improve the home's functionality and appeal to potential buyers. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve the home's comfort and energy efficiency, making it more attractive to buyers and renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can enhance the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Fort Cherry El Ctr C- PA #586/1,518 Nat'l #11,263/41,679 High Fort Cherry Jshs F PA #196/437 Nat'l #6,890/17,239

Schools (NCES district)

• District: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

D Composite livability gradescore 56/100

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington · 208,060 people
• City population: 727
• Metro: Pittsburgh, PA
• Population (ZIP): 1,236
• Household income: $38,092
• Rent vs Own: 12.9% rent · 87.1% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Danish 6% Romanian 5% Serbian 3%
• Languages at home: 99% English-only · Spanish 1%

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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: ▲ 3.59%
• Current HPI: 175.8946
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

-5.1% since first listed

2 events — show timeline

• 2026-01-08 Price Changed $92,900 Zillow
• 2025-11-16 Listed $97,900 Zillow