744 Cloverleaf Cir · Delmont, PA 15626

$132,900

2 bd · 2.0 ba · 864 sqft · Manufactured public records · 1 Days on market

Built 1972

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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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new home with 2 bedrooms and 2 bathrooms, featuring custom walls and a modern kitchen with cabinets to the ceiling. Includes an 8 & Atilde; & mdash; 8 storage shed and covered carport for added convenience. Move-in ready with stylish finishes and plenty of storage

Key facts

• Move-in ready
• Plenty of storage
• Covered carport

Tags

• CUSTOM WALLS
• MODERN KITCHEN
• STORAGE SHED
• COVERED CARPORT
• MOVE-IN READY
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $54 ($653/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (20.5% below list).
• Recommended offer: $106k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.3% in Delmont — 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 72/100 on livability (#663 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Greensburg Salem SD (suburban): math 31% / reading 52% proficiency, ranked #346 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Metzgar El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 294 students, 47% FRL); Greensburg-Salem Ms (math 18% / reading 52%, grade F, #322 of 512 statewide, top 64%, 599 students, 52% FRL); Greensburg-Salem Hs (math 62% / reading 34%, grade D, #153 of 437 statewide, top 37%, 820 students, 36% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 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 $919 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $105,702 (20.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.80% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $32,832
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
747 Cloverleaf Cir	0.03mi	2/1.0	876 (+1%)	16mo	$24,000	$27	79
757 Cloverleaf Cir	0.05mi	2/2.0	952 (+10%)	14mo	$107,500	$113	69
154 Sheffield Dr	0.15mi	2/1.0	924 (+7%)	21mo	$35,000	$38	60
130 Sheffield Dr	0.14mi	2/2.0	952 (+10%)	20mo	$88,000	$92	59
107 Larchwood Dr	0.14mi	2/1.5	780 (-10%)	21mo	$10,000	$13	57

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-18,139
• Equity at exit: $19,816

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-11,612
• Equity at exit: $11,491

Cash invested: $37,212 (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 15626

• Active inventory: 22
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $54

Break-even live

Break-even rent $988

Max offer price $132,900

Occupancy floor 90%

Sensitivity live

Price	-10% $130	-5% $92	+0% $54	+5% $17	+10% $-21
Rent	-10% $-29	-5% $13	+0% $54	+5% $96	+10% $138
Rate	-1.0pp $121	-0.5pp $88	base $54	+0.5pp $20	+1.0pp $-15

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $132,900 Active

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$880/yr (+$73/mo · 259.0%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,684
• − Mortgage interest: −$7,444
• − Property taxes: −$340
• − Insurance: −$664
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,866
• Taxable loss: −$1,660
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,051/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: Greensburg Salem SD
• NCES district ID: 4210920
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $41,295
• Composite: 34.82/100
• National rank: #5101
• State rank: #346 of 539 in PA

Livability — Delmont

• Score: 72/100
• State rank: #663
• US rank: #6485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,168
• Population (ZIP): 5,168

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 4%
• Common ancestry: Romanian 8% Serbian 4% Italian 3%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Other Indo-European 2% Chinese 2% Other Asian/Pacific 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: ▼ -103.96%
• Current HPI: 179.0345
• 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

1 event — show timeline

• 2026-05-26 Listed $132,900 FSBO.com

Property tax history

+1.7%/yr

Latest (2025): $340 · +6.9% YoY. Source: county tax records.