26 Circle Dr · Union, PA 15332

$58,900

2 bd · 1.0 ba · 1,022 sqft · Manufactured public records · 90 Days on market

Built 1973 $58/sqft · 47% below area Est $112k · 47% under $695/mo HOA · 45% of rent

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Why this score? — see what drove the B- 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 +24.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 26 Circle Drive, a spacious and well-maintained 3-bedroom manufactured home located in the desirable South Park Estates Community. This inviting home features a modern, updated interior with stylish new flooring throughout, creating a fresh and comfortable living space. Enjoy peace of mind with a newer furnace and central air conditioning system, ensuring year-round comfort. Outside, the property offers ample off-street parking and a large, level backyard—perfect for relaxing or entertaining. Two generously sized sheds provide excellent additional storage. Conveniently located near South Park’s shops, dining, and recreational amenities, this home combines comfort, functionality, and accessibility. A great opportunity for easy living in a well-established community!

Key facts

• Newer furnace
• New flooring
• Updated interior

Tags

• UPDATED INTERIOR
• NEW FLOORING
• NEWER FURNACE
• CENTRAL AIR CONDITIONING
• OFF-STREET PARKING
• LARGE LEVEL BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $407 of loan paydown is wiped out by about $2k 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 90 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $36k; list at $59k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $55,366 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.63% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 3.2

CMA / ARV

• ARV (median comp): $111,540
• List price: $58,900
• Delta: -47.19%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Roundtop Dr	0.09mi	2/2.0	1,095 (+7%)	9mo	$121,000	$111	72
90 Hidden Valley Dr	0.32mi	3/2.0 (+1)	1,056 (+3%)	5mo	$60,000	$57	67
36 Hidden Valley Dr	0.16mi	3/2.0 (+1)	1,008 (-1%)	19mo	$39,000	$39	65
28 Parkvue Dr	0.20mi	3/2.0 (+1)	960 (-6%)	12mo	$42,000	$44	61
42 Hilltop Dr	0.22mi	2/2.0	938 (-8%)	17mo	$33,000	$35	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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-1,244
• Equity at exit: $8,782

10-year hold

• IRR: 8.4%
• Equity multiple: 1.66×
• Total profit: $10,855
• Equity at exit: $5,093

Cash invested: $16,492 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• HOA: −$695
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $123

Break-even live

Break-even rent $1,395

Max offer price $58,900

Occupancy floor 87%

Sensitivity live

Price	-10% $164	-5% $144	+0% $123	+5% $103	+10% $83
Rent	-10% $1	-5% $62	+0% $123	+5% $185	+10% $246
Rate	-1.0pp $153	-0.5pp $138	base $123	+0.5pp $108	+1.0pp $92

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	2d	1	0.07mi
201 Woods Edge Finleyville, PA	3.0	1.5	1500	$1,600	$1.07	8d	1	0.60mi
3001 Perimeter Blvd South Park, PA	1.0–2.0	1.0–2.0	926	$2,105	$2.27	2d	20	1.44mi

HOA detail

• Monthly dues: $695 · $8,340/yr

Listing history 21 events

1. 2026-06-18
   days on market $58,900 Active 90 DOM
2. 2026-06-17
   days on market $58,900 Active 89 DOM
3. 2026-06-16
   days on market $58,900 Active 88 DOM
4. 2026-06-15
   days on market $58,900 Active 87 DOM
5. 2026-06-13
   days on market $58,900 Active 85 DOM
6. 2026-06-13
   days on market $58,900 Active 84 DOM
7. 2026-06-09
   days on market $58,900 Active 81 DOM
8. 2026-06-08
   days on market $58,900 Active 80 DOM
9. 2026-06-07
   days on market $58,900 Active 79 DOM
10. 2026-06-05
    days on market $58,900 Active 76 DOM
11. 2026-06-03
    days on market $58,900 Active 75 DOM
12. 2026-06-02
    days on market $58,900 Active 74 DOM
13. 2026-06-01
    days on market $58,900 Active 73 DOM
14. 2026-05-31
    days on market $58,900 Active 72 DOM
15. 2026-05-08
    price $58,900 798-char remark

    Show marketing remark (798 chars)

    Welcome to 26 Circle Drive, a spacious and well-maintained 3-bedroom manufactured home located in the desirable South Park Estates Community. This inviting home features a modern, updated interior with stylish new flooring throughout, creating a fresh and comfortable living space. Enjoy peace of mind with a newer furnace and central air conditioning system, ensuring year-round comfort. Outside, the property offers ample off-street parking and a large, level backyard—perfect for relaxing or entertaining. Two generously sized sheds provide excellent additional storage. Conveniently located near South Park’s shops, dining, and recreational amenities, this home combines comfort, functionality, and accessibility. A great opportunity for easy living in a well-established community!

16. 2026-03-20
    listed $59,900 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome to 26 Circle Drive, a spacious and well-maintained 3-bedroom manufactured home located in the desirable South Park Estates Community. This inviting home features a modern, updated interior with stylish new flooring throughout, creating a fresh and comfortable living space. Enjoy peace of mind with a newer furnace and central air conditioning system, ensuring year-round comfort. Outside, the property offers ample off-street parking and a large, level backyard—perfect for relaxing or entertaining. Two generously sized sheds provide excellent additional storage. Conveniently located near South Park’s shops, dining, and recreational amenities, this home combines comfort, functionality, and accessibility. A great opportunity for easy living in a well-established community!

17. 2023-07-24
    soldstatus $36,000 Closed 720-char remark

    Show marketing remark (720 chars)

    Looking for a place to call home just in time for Summer? Boasting a range of updates, this home is perfect for anyone who wants to enjoy modern living without sacrificing on style or convenience. Inside, you'll find a new furnace, AC unit, gas lines, mirror, & blinds, ensuring that you stay comfortable all year round. In the Master bedroom, a new window floods the space with light, creating a bright and airy atmosphere for relaxation. Enjoy ample parking & a level yard with two large sheds for storage. This home is situated on one of the biggest lots in the plan. It's in a convenient location close to South park, the wave pool, and shopping. you'll have everything you need right at your fingertips.

18. 2023-06-02
    historical Contingent 720-char remark

    Show marketing remark (720 chars)

    Looking for a place to call home just in time for Summer? Boasting a range of updates, this home is perfect for anyone who wants to enjoy modern living without sacrificing on style or convenience. Inside, you'll find a new furnace, AC unit, gas lines, mirror, & blinds, ensuring that you stay comfortable all year round. In the Master bedroom, a new window floods the space with light, creating a bright and airy atmosphere for relaxation. Enjoy ample parking & a level yard with two large sheds for storage. This home is situated on one of the biggest lots in the plan. It's in a convenient location close to South park, the wave pool, and shopping. you'll have everything you need right at your fingertips.

19. 2023-05-30
    status Active 720-char remark

    Show marketing remark (720 chars)

    Looking for a place to call home just in time for Summer? Boasting a range of updates, this home is perfect for anyone who wants to enjoy modern living without sacrificing on style or convenience. Inside, you'll find a new furnace, AC unit, gas lines, mirror, & blinds, ensuring that you stay comfortable all year round. In the Master bedroom, a new window floods the space with light, creating a bright and airy atmosphere for relaxation. Enjoy ample parking & a level yard with two large sheds for storage. This home is situated on one of the biggest lots in the plan. It's in a convenient location close to South park, the wave pool, and shopping. you'll have everything you need right at your fingertips.

20. 2023-05-10
    historical Contingent 720-char remark

    Show marketing remark (720 chars)

    Looking for a place to call home just in time for Summer? Boasting a range of updates, this home is perfect for anyone who wants to enjoy modern living without sacrificing on style or convenience. Inside, you'll find a new furnace, AC unit, gas lines, mirror, & blinds, ensuring that you stay comfortable all year round. In the Master bedroom, a new window floods the space with light, creating a bright and airy atmosphere for relaxation. Enjoy ample parking & a level yard with two large sheds for storage. This home is situated on one of the biggest lots in the plan. It's in a convenient location close to South park, the wave pool, and shopping. you'll have everything you need right at your fingertips.

21. 2023-05-05
    listed $36,000 Active 720-char remark

    Show marketing remark (720 chars)

    Looking for a place to call home just in time for Summer? Boasting a range of updates, this home is perfect for anyone who wants to enjoy modern living without sacrificing on style or convenience. Inside, you'll find a new furnace, AC unit, gas lines, mirror, & blinds, ensuring that you stay comfortable all year round. In the Master bedroom, a new window floods the space with light, creating a bright and airy atmosphere for relaxation. Enjoy ample parking & a level yard with two large sheds for storage. This home is situated on one of the biggest lots in the plan. It's in a convenient location close to South park, the wave pool, and shopping. you'll have everything you need right at your fingertips.

ⓘ 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) · 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: $18,612
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$294
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$8,340
• − Depreciation: −$1,713
• Taxable income: $1,103
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,214/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: 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 — Union

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+63.6% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $58,900 West Penn MLS
• 2026-03-20 Listed $59,900 West Penn MLS
• 2023-07-24 Sold (MLS) $36,000 West Penn MLS
• 2023-06-02 Contingent — West Penn MLS
• 2023-05-30 Relisted — West Penn MLS
• 2023-05-10 Contingent — West Penn MLS
• 2023-05-05 Listed $36,000 West Penn MLS

Property tax history

-6.3%/yr

Latest (2026): $112 · +3.9% YoY. Source: county tax records.