20 Parkvue Dr · Gastonville, PA 15332

$125,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 61 Days on market

Built 2022 Good condition $96/sqft · 44% below area Est $223k · 44% under $690/mo HOA · 37% of rent ↓ 17% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why wait to build when you can move right in? This 2022 Champion double-wide offers approximately 1,290 sq ft of modern, low-maintenance living and is priced at $150,000. Featuring 3 carpeted bedrooms and 2 full baths, this move-in ready home showcases luxury vinyl plank flooring throughout the main living areas and a spacious open layout. The oversized eat-in kitchen with a center island creates the perfect gathering space, offering plenty of cabinet storage and a clean, neutral palette. The primary suite includes a private ensuite and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. A separate first-floor laundry room adds extra convenience to everyday living. Outside is where this home truly stands out — a poured concrete pad under the home, along with poured concrete patio in back. A driveway extension for additional parking, gutters with guards, an exterior French drain in the back of property, exterior water and electric hookups, and a shed with electric already in place. These thoughtful upgrades add value and are not commonly found in similar homes. Located in the RPH community with access to a playground and dog park. Lot rent is $690 per month. Buyer must be park approved. Homes this new with upgrades like these do not last long. Schedule your showing today.

Key facts

• Driveway extension
• Poured concrete pad
• 4 parking spots

Tags

• LUXURY VINYL PLANK FLOORING
• OVERSIZED EAT-IN KITCHEN
• POURED CONCRETE PAD
• POURED CONCRETE PATIO
• DRIVEWAY EXTENSION
• EXTERIOR FRENCH DRAIN

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$223,344) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $39 ($473/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#726 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, health & safety F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
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: 1.51% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $223,344
• List price: $125,000
• Delta: -44.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Parkvue Dr	0.09mi	3/2.0	1,232 (-5%)	8mo	$91,000	$74	81
13 Hilltop Dr	0.19mi	3/2.0	1,232 (-5%)	8mo	$131,000	$106	76
133 Valleyview	0.19mi	3/2.0	1,404 (+8%)	4mo	$106,000	$75	74
99 Hidden Valley Dr	0.16mi	3/2.0	1,344 (+4%)	15mo	$20,000	$15	74
31 Hilltop Dr	0.20mi	3/2.0	1,188 (-8%)	5mo	$126,000	$106	73
5 Roundtop Dr	0.25mi	2/1.0 (-1)	1,223 (-6%)	20mo	$35,500	$29	53

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-17,355
• Equity at exit: $18,638

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-10,296
• Equity at exit: $10,808

Cash invested: $35,000 (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 15332

• Home prices YoY: -10.7%
• Active inventory: 54
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$656
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$52
• HOA: −$690
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $39

Break-even live

Break-even rent $1,838

Max offer price $125,000

Occupancy floor 93%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6129 State Route 88 Finleyville, PA	2.0	2.0	1277	$1,475	$1.16	1d	1	0.36mi
1001 Courtyard Dr Finleyville, PA	2.0	2.0	1650	$2,650	$1.61	1d	1	0.46mi
201 Woods Edge Finleyville, PA	3.0	1.5	1500	$1,600	$1.07	7d	1	0.56mi
3106 Southern Dr South Park, PA	4.0	1.0	1125	$1,695	$1.51	1d	1	0.74mi
3001 Perimeter Blvd South Park, PA	1.0–2.0	1.0–2.0	926	$2,105	$2.27	1d	20	1.22mi
6478 2nd Ave South Park, PA	3.0	2.0	1326	$1,795	$1.35	43d	1	1.42mi
6450 Pleasant St South Park, PA	1.0–2.0	1.0	815	$1,499	$1.84	1d	3	1.44mi

HOA detail

• Monthly dues: $690 · $8,280/yr
• Likely covers: waterelectric

Listing history 4 events

1. 2026-05-06
   status Pending 1356-char remark

   Show marketing remark (1356 chars)

   Why wait to build when you can move right in? This 2022 Champion double-wide offers approximately 1,290 sq ft of modern, low-maintenance living and is priced at $150,000. Featuring 3 carpeted bedrooms and 2 full baths, this move-in ready home showcases luxury vinyl plank flooring throughout the main living areas and a spacious open layout. The oversized eat-in kitchen with a center island creates the perfect gathering space, offering plenty of cabinet storage and a clean, neutral palette. The primary suite includes a private ensuite and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. A separate first-floor laundry room adds extra convenience to everyday living. Outside is where this home truly stands out — a poured concrete pad under the home, along with poured concrete patio in back. A driveway extension for additional parking, gutters with guards, an exterior French drain in the back of property, exterior water and electric hookups, and a shed with electric already in place. These thoughtful upgrades add value and are not commonly found in similar homes. Located in the RPH community with access to a playground and dog park. Lot rent is $690 per month. Buyer must be park approved. Homes this new with upgrades like these do not last long. Schedule your showing today.

2. 2026-05-01
   price $125,000 1356-char remark

   Show marketing remark (1356 chars)

   Why wait to build when you can move right in? This 2022 Champion double-wide offers approximately 1,290 sq ft of modern, low-maintenance living and is priced at $150,000. Featuring 3 carpeted bedrooms and 2 full baths, this move-in ready home showcases luxury vinyl plank flooring throughout the main living areas and a spacious open layout. The oversized eat-in kitchen with a center island creates the perfect gathering space, offering plenty of cabinet storage and a clean, neutral palette. The primary suite includes a private ensuite and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. A separate first-floor laundry room adds extra convenience to everyday living. Outside is where this home truly stands out — a poured concrete pad under the home, along with poured concrete patio in back. A driveway extension for additional parking, gutters with guards, an exterior French drain in the back of property, exterior water and electric hookups, and a shed with electric already in place. These thoughtful upgrades add value and are not commonly found in similar homes. Located in the RPH community with access to a playground and dog park. Lot rent is $690 per month. Buyer must be park approved. Homes this new with upgrades like these do not last long. Schedule your showing today.

3. 2026-03-18
   price $136,000 1356-char remark

   Show marketing remark (1356 chars)

   Why wait to build when you can move right in? This 2022 Champion double-wide offers approximately 1,290 sq ft of modern, low-maintenance living and is priced at $150,000. Featuring 3 carpeted bedrooms and 2 full baths, this move-in ready home showcases luxury vinyl plank flooring throughout the main living areas and a spacious open layout. The oversized eat-in kitchen with a center island creates the perfect gathering space, offering plenty of cabinet storage and a clean, neutral palette. The primary suite includes a private ensuite and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. A separate first-floor laundry room adds extra convenience to everyday living. Outside is where this home truly stands out — a poured concrete pad under the home, along with poured concrete patio in back. A driveway extension for additional parking, gutters with guards, an exterior French drain in the back of property, exterior water and electric hookups, and a shed with electric already in place. These thoughtful upgrades add value and are not commonly found in similar homes. Located in the RPH community with access to a playground and dog park. Lot rent is $690 per month. Buyer must be park approved. Homes this new with upgrades like these do not last long. Schedule your showing today.

4. 2026-03-06
   listed $150,000 Active 1356-char remark

   Show marketing remark (1356 chars)

   Why wait to build when you can move right in? This 2022 Champion double-wide offers approximately 1,290 sq ft of modern, low-maintenance living and is priced at $150,000. Featuring 3 carpeted bedrooms and 2 full baths, this move-in ready home showcases luxury vinyl plank flooring throughout the main living areas and a spacious open layout. The oversized eat-in kitchen with a center island creates the perfect gathering space, offering plenty of cabinet storage and a clean, neutral palette. The primary suite includes a private ensuite and walk-in closet, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. A separate first-floor laundry room adds extra convenience to everyday living. Outside is where this home truly stands out — a poured concrete pad under the home, along with poured concrete patio in back. A driveway extension for additional parking, gutters with guards, an exterior French drain in the back of property, exterior water and electric hookups, and a shed with electric already in place. These thoughtful upgrades add value and are not commonly found in similar homes. Located in the RPH community with access to a playground and dog park. Lot rent is $690 per month. Buyer must be park approved. Homes this new with upgrades like these do not last long. Schedule your showing today.

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$662/yr (+$55/mo · 101.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,653
• − Mortgage interest: −$7,002
• − Property taxes: −$652
• − Insurance: −$625
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$8,280
• − Depreciation: −$3,636
• Taxable loss: −$1,167
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $753/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 2022 Champion double-wide is move-in ready with modern kitchen, two full bathrooms, and neutral paint colors. It offers a good condition score and is priced at $150,000.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental 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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Gastonville

• Score: 71/100
• State rank: #726
• US rank: #7265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gastonville, PA
• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 7,678
• Household income: $66,578
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 145.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -28.78%
• Current HPI: 239.7401
• Rent YoY: —
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-06 Pending — West Penn MLS
• 2026-05-01 Price Changed $125,000 West Penn MLS
• 2026-03-18 Price Changed $136,000 West Penn MLS
• 2026-03-06 Listed $150,000 West Penn MLS

Property tax history

+3.9%/yr

Latest (2026): $652 · +3.9% YoY. Source: county tax records.