328 Festival · Wolfdale, PA 15301

$55,000

3 bd · 2.0 ba · 990 sqft · Manufactured public records · 149 Days on market

Built 2025 Excellent condition $56/sqft · 85% above area $508/mo HOA · 40% 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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new and move-in ready, this nearly new manufactured home offers modern comfort in a convenient Washington County location. Step inside to find beautiful laminate flooring and a spacious living room that flows seamlessly into a bright eat-in kitchen, complete with abundant cabinet space and a large center island—perfect for everyday living and casual entertaining. The thoughtfully designed layout continues down the hall to three generously sized bedrooms and two full bathrooms, including a private primary suite. A separate laundry area adds everyday convenience, while the parking pad provides off-street parking. This home is less than two months old and in pristine, like-new condition. Located in desirable Washington County with easy access to local amenities, shopping, and major roadways—this is an excellent opportunity to enjoy affordable, low-maintenance living in a brand-new home.

Key facts

• Laminate flooring
• Large center island
• Eat-in kitchen

Tags

• LAMINATE FLOORING
• EAT-IN KITCHEN
• ABUNDANT CABINET SPACE
• LARGE CENTER ISLAND
• PRIVATE PRIMARY SUITE
• SEPARATE LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.1% in Wolfdale — 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 (#657 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Trinity North El Sch (math 42% / reading 52%, grade D-, #737 of 1,518 statewide, top 52%, 380 students, 64% FRL); Trinity Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 738 students, 44% FRL); Trinity Shs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,093 students, 38% FRL) — zoned schools average 49% FRL vs 27% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 164 active listings in the ZIP; 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 $380 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $15k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.28% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 3.7

CMA / ARV

• ARV (median comp): $29,959
• List price: $55,000
• Delta: 83.58%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Castle Rd	0.07mi	3/2.0	1,056 (+7%)	6mo	$51,000	$48	80
134 Castle Rd	0.19mi	2/1.0 (-1)	952 (-4%)	9mo	$14,000	$15	68

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,254
• Equity at exit: $8,201

10-year hold

• IRR: 12.8%
• Equity multiple: 2.06×
• Total profit: $16,397
• Equity at exit: $4,755

Cash invested: $15,400 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 164
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$23
• HOA: −$508
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $147

Break-even live

Break-even rent $1,068

Max offer price $55,000

Occupancy floor 83%

Sensitivity live

Price	-10% $178	-5% $163	+0% $147	+5% $132	+10% $116
Rent	-10% $48	-5% $98	+0% $147	+5% $197	+10% $246
Rate	-1.0pp $175	-0.5pp $161	base $147	+0.5pp $133	+1.0pp $119

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $508 · $6,096/yr

Listing history 16 events

1. 2026-06-21
   days on market $55,000 Active 149 DOM
2. 2026-06-18
   days on market $55,000 Active 146 DOM
3. 2026-06-17
   days on market $55,000 Active 145 DOM
4. 2026-06-16
   days on market $55,000 Active 144 DOM
5. 2026-06-15
   days on market $55,000 Active 143 DOM
6. 2026-06-13
   days on market $55,000 Active 141 DOM
7. 2026-06-13
   days on market $55,000 Active 140 DOM
8. 2026-06-09
   days on market $55,000 Active 137 DOM
9. 2026-06-08
   days on market $55,000 Active 136 DOM
10. 2026-06-07
    days on market $55,000 Active 135 DOM
11. 2026-06-05
    days on market $55,000 Active 132 DOM
12. 2026-06-03
    days on market $55,000 Active 131 DOM
13. 2026-06-02
    days on market $55,000 Active 130 DOM
14. 2026-06-01
    days on market $55,000 Active 129 DOM
15. 2026-05-31
    days on market $55,000 Active 128 DOM
16. 2026-01-23
    listed $55,000 Active 914-char remark

    Show marketing remark (914 chars)

    Brand new and move-in ready, this nearly new manufactured home offers modern comfort in a convenient Washington County location. Step inside to find beautiful laminate flooring and a spacious living room that flows seamlessly into a bright eat-in kitchen, complete with abundant cabinet space and a large center island—perfect for everyday living and casual entertaining. The thoughtfully designed layout continues down the hall to three generously sized bedrooms and two full bathrooms, including a private primary suite. A separate laundry area adds everyday convenience, while the parking pad provides off-street parking. This home is less than two months old and in pristine, like-new condition. Located in desirable Washington County with easy access to local amenities, shopping, and major roadways—this is an excellent opportunity to enjoy affordable, low-maintenance living in a brand-new home.

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $582 · $49/mo
• Expected delta: +$287/yr (+$24/mo · 97.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,057
• − Mortgage interest: −$3,081
• − Property taxes: −$295
• − Insurance: −$275
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − HOA: −$6,096
• − Depreciation: −$1,600
• Taxable income: $1,301
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $1,455/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 · 6 photos

Excellent 95/100 None rehab

This nearly new manufactured home is move-in ready and in excellent condition, with a modern kitchen, spacious living areas, and two full bathrooms. It offers a great value for both resale and rental purposes.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its value.
• Both Adding a small outdoor seating area — This can increase the home's appeal for both resale and rental purposes.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and increase its value. ↑
• Both Adding a small outdoor seating area — This can increase the home's appeal for both resale and rental purposes. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters. ↑

ⓘ 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: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 of 539 in PA

Livability — Wolfdale

• Score: 72/100
• State rank: #657
• US rank: #6407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• 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

1 event — show timeline

• 2026-01-23 Listed $55,000 West Penn MLS