1302 Sunset Dr Unit 1322-B · Robinson, PA 15019

$89,900

3 bd · 2.0 ba · 1,387 sqft · Manufactured · 265 Days on market

Manufactured home Built 2025 Good condition 1,387 sqft lot $65/sqft · 6% below area Est $96k · 6% under

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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 +16.6/30.0
• ARV discount +10.1/15.0
• Appreciation +5.9/10.0
• DSCR +5.2/10.0
• Schools +4.8/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.5

Listing remarks MLS

Welcome to HVMH Lot 37 at 1322 Hidden Valley Dr, a thoughtfully designed manufactured home built by Clayton. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,387 sq. ft. of living space across a smart 28x52 layout. The open floor plan creates a seamless flow between kitchen, dining, and living spaces, while large windows fill the home with natural light. With modern finishes and a comfortable design, this home is perfect for both relaxing and entertaining. Set in the welcoming Hidden Valley community, this manufactured home combines efficiency, convenience, and a warm neighborhood atmosphere.

Key facts

• 1,387 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 $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $55 ($659/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 $86k (4.8% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 $4k of equity ($622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $95,500
• List price: $89,900
• Delta: -5.86%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Hilltop Dr	0.11mi	3/2.0	1,493 (+8%)	4mo	$95,500	$64	79
1320 Hidden Valley Dr	0.03mi	3/2.0	1,232 (-11%)	14mo	$27,000	$22	68
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 (+7%)	16mo	$275,000	$186	41
10 Fieldcrest Dr	1.80mi	3/2.0	1,780 (+28%)	6mo	$245,000	$138	35
138 Bulger Candor Rd	1.71mi	3/1.0	1,539 (+11%)	18mo	$50,500	$33	28
942 Grant St	2.14mi	3/1.5	1,635 (+18%)	22mo	$170,000	$104	19
1198 Robinson Hwy	1.80mi	3/2.5	1,638 (+18%)	58mo	$172,500	$105	18
1053 Valleyview Rd	0.76mi	2/2.0 (-1)	1,200 (-14%)	53mo	$525,000	$438	18
738 Beagle Club Rd	1.45mi	3/3.0	1,680 (+21%)	25mo	$365,000	$217	16
107 Robinson Church Rd	1.73mi	4/1.5 (+1)	1,747 (+26%)	29mo	$305,500	$175	13

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: 11.5%
• Equity multiple: 1.68×
• Total profit: $17,183
• Equity at exit: $43,444

10-year hold

• IRR: 13.3%
• Equity multiple: 3.10×
• Total profit: $52,866
• Equity at exit: $69,403

Cash invested: $25,172 (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: 16 active
• Months of supply: 96.0 mo (1%/mo absorbed)
• Median asking: $88,900 ($65/sqft)
• Median days on market: 145 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +5.6% 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: 8.8×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $55

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 89%

Sensitivity live

Price	-10% $117	-5% $86	+0% $55	+5% $24	+10% $-7
Rent	-10% $-13	-5% $21	+0% $55	+5% $89	+10% $123
Rate	-1.0pp $100	-0.5pp $78	base $55	+0.5pp $32	+1.0pp $8

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 265 DOM
2. 2026-08-07
   days on market $89,900 Active 264 DOM
3. 2026-08-06
   days on market $89,900 Active 263 DOM
4. 2026-08-05
   days on market $89,900 Active 262 DOM
5. 2026-08-04
   days on market $89,900 Active 261 DOM
6. 2026-08-03
   days on market $89,900 Active 260 DOM
7. 2026-07-31
   days on market $89,900 Active 257 DOM
8. 2026-07-30
   days on market $89,900 Active 256 DOM
9. 2026-07-30
   days on market $89,900 Active 255 DOM
10. 2026-07-28
    days on market $89,900 Active 254 DOM
11. 2026-07-26
    days on market $89,900 Active 252 DOM
12. 2026-07-24
    days on market $89,900 Active 250 DOM
13. 2026-07-23
    days on market $89,900 Active 249 DOM
14. 2026-07-22
    days on market $89,900 Active 248 DOM
15. 2026-07-21
    days on market $89,900 Active 247 DOM
16. 2026-07-20
    days on market $89,900 Active 246 DOM
17. 2026-07-18
    days on market $89,900 Active 244 DOM
18. 2026-07-18
    days on market $89,900 Active 243 DOM
19. 2026-07-16
    days on market $89,900 Active 242 DOM
20. 2026-07-15
    days on market $89,900 Active 241 DOM
21. 2026-07-14
    days on market $89,900 Active 240 DOM
22. 2026-07-13
    days on market $89,900 Active 239 DOM
23. 2026-07-13
    days on market $89,900 Active 238 DOM
24. 2026-07-11
    days on market $89,900 Active 237 DOM
25. 2026-07-10
    days on market $89,900 Active 236 DOM
26. 2026-07-09
    days on market $89,900 Active 235 DOM
27. 2026-07-07
    days on market $89,900 Active 233 DOM
28. 2026-07-06
    days on market $89,900 Active 232 DOM
29. 2026-07-05
    days on market $89,900 Active 231 DOM
30. 2026-07-03
    days on market $89,900 Active 229 DOM
31. 2026-07-02
    days on market $89,900 Active 228 DOM
32. 2026-07-01
    days on market $89,900 Active 227 DOM
33. 2026-06-30
    days on market $89,900 Active 226 DOM
34. 2026-06-29
    days on market $89,900 Active 225 DOM
35. 2026-06-28
    days on market $89,900 Active 224 DOM
36. 2026-06-27
    days on market $89,900 Active 223 DOM
37. 2026-06-27
    days on market $89,900 Active 222 DOM
38. 2026-06-25
    days on market $89,900 Active 220 DOM
39. 2026-06-22
    days on market $89,900 Active 218 DOM
40. 2026-06-21
    days on market $89,900 Active 217 DOM
41. 2026-06-19
    price $89,900 Active 214 DOM
42. 2026-06-18
    days on market $94,900 Active 214 DOM
43. 2026-06-17
    days on market $94,900 Active 213 DOM
44. 2026-06-16
    days on market $94,900 Active 212 DOM
45. 2026-06-15
    days on market $94,900 Active 211 DOM
46. 2026-06-13
    days on market $94,900 Active 209 DOM
47. 2026-06-09
    days on market $94,900 Active 205 DOM
48. 2026-06-08
    days on market $94,900 Active 204 DOM
49. 2026-06-07
    days on market $94,900 Active 203 DOM
50. 2026-06-05
    days on market $94,900 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: $10,272
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,615
• Taxable loss: −$821
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $856/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 None rehab

This manufactured home is in excellent condition with modern finishes and a smart layout. It is move-in ready and would benefit from minor updates to increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Upgrading appliances — Enhances functionality and appeal ↑

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

1 event — show timeline

• 2025-11-16 Listed $94,900 Zillow