129 Shaner Dr · Saxonburg, PA 16055

$95,000

3 bd · 2.0 ba · 2,500 sqft · Manufactured · 66 Days on market

Built 2001 4,356 sqft lot ↓ 14% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and spacious manufactured home offering a flexible, open floor plan designed for comfortable living. The main living area is complemented by a second gathering space featuring a gas log fireplace, ideal for entertaining or everyday relaxation. The kitchen features abundant cabinetry, generous counter space, and a bright eat-in area. The master bathroom includes a walk-in shower and a separate garden tub. Additional highlights include a dedicated laundry room, sliding glass doors for convenient outdoor access, and thoughtful updates throughout. Enjoy the outdoors from the updated front porch with ramp access and newer metal roof. A recently added shed offers extra storage, while multiple off-street parking spaces add everyday convenience. A wonderful opportunity for low-maintenance living with space to fit your lifestyle. lot lease is currently $215 a month through Jack's Mobile Homes.

Key facts

• Open floor plan
• Sliding glass doors
• Gas log fireplace

Tags

• OPEN FLOOR PLAN
• GAS LOG FIREPLACE
• ABUNDANT CABINETRY
• DEDICATED LAUNDRY ROOM
• SLIDING GLASS DOORS
• NEWER METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 1.4% in Saxonburg — 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 74/100 on livability (#484 in PA, #4,458 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Freeport Area SD (rural): math 48% / reading 70% proficiency, ranked #74 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 61 active listings in the ZIP; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.54% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.10%
• DSCR: 2.07
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.70×
• Total profit: $18,637
• Equity at exit: $14,165

10-year hold

• IRR: 25.8%
• Equity multiple: 3.26×
• Total profit: $60,054
• Equity at exit: $8,214

Cash invested: $26,600 (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 16055

• Home prices YoY: -29.3%
• Active inventory: 61
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $534

Break-even live

Break-even rent $789

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $588	-5% $561	+0% $534	+5% $507	+10% $481
Rent	-10% $419	-5% $476	+0% $534	+5% $592	+10% $650
Rate	-1.0pp $582	-0.5pp $558	base $534	+0.5pp $510	+1.0pp $485

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $95,000 Active 66 DOM
2. 2026-06-18
   days on market $95,000 Active 64 DOM
3. 2026-06-17
   days on market $95,000 Active 63 DOM
4. 2026-06-16
   days on market $95,000 Active 62 DOM
5. 2026-06-15
   days on market $95,000 Active 61 DOM
6. 2026-06-13
   days on market $95,000 Active 59 DOM
7. 2026-06-12
   days on market $95,000 Active 58 DOM
8. 2026-06-09
   days on market $95,000 Active 55 DOM
9. 2026-06-08
   days on market $95,000 Active 54 DOM
10. 2026-06-08
    days on market $95,000 Active 53 DOM
11. 2026-06-07
    days on market $95,000 Active 52 DOM
12. 2026-06-04
    days on market $95,000 Active 49 DOM
13. 2026-06-02
    days on market $95,000 Active 48 DOM
14. 2026-06-01
    days on market $95,000 Active 47 DOM
15. 2026-05-31
    days on market $95,000 Active 46 DOM
16. 2026-04-13
    listed $95,000 Active 913-char remark

    Show marketing remark (913 chars)

    Well-maintained and spacious manufactured home offering a flexible, open floor plan designed for comfortable living. The main living area is complemented by a second gathering space featuring a gas log fireplace, ideal for entertaining or everyday relaxation. The kitchen features abundant cabinetry, generous counter space, and a bright eat-in area. The master bathroom includes a walk-in shower and a separate garden tub. Additional highlights include a dedicated laundry room, sliding glass doors for convenient outdoor access, and thoughtful updates throughout. Enjoy the outdoors from the updated front porch with ramp access and newer metal roof. A recently added shed offers extra storage, while multiple off-street parking spaces add everyday convenience. A wonderful opportunity for low-maintenance living with space to fit your lifestyle. lot lease is currently $215 a month through Jack's Mobile Homes.

17. 2026-04-08
    historical Expired 1037-char remark

    Show marketing remark (1037 chars)

    Welcome home! This spacious double-wide manufactured home with an open and versatile layout features 3 large-sized bedrooms, all with walk in closets, large living room, a family room, 2 full bathrooms, dining room, a large kitchen with ample cabinet and counter space and a skylight, plus an eat-in area and separate laundry room. Primary bath offers a walk-in shower and garden tub. Family room features a beautiful fireplace with new gas logs. Recent updates include new decking on the front porch and ramp (2024), new metal porch roof (2024), new side landing and steps (2024) can be found through the sliding glass door in the kitchen, and a new shed (2025). New flooring throughout the entire home (2022-2025). Home includes accessibility-friendly features such as ramp access, one level living, and grab bars in both bathrooms. Four parking spaces available. Home is on a rented lot; lot rent is currently $215 per month. Buyers must complete the lot lease application through Jack’s Mobile Homes if not relocating the home.

18. 2026-02-24
    price $85,000 1037-char remark

    Show marketing remark (1037 chars)

    Welcome home! This spacious double-wide manufactured home with an open and versatile layout features 3 large-sized bedrooms, all with walk in closets, large living room, a family room, 2 full bathrooms, dining room, a large kitchen with ample cabinet and counter space and a skylight, plus an eat-in area and separate laundry room. Primary bath offers a walk-in shower and garden tub. Family room features a beautiful fireplace with new gas logs. Recent updates include new decking on the front porch and ramp (2024), new metal porch roof (2024), new side landing and steps (2024) can be found through the sliding glass door in the kitchen, and a new shed (2025). New flooring throughout the entire home (2022-2025). Home includes accessibility-friendly features such as ramp access, one level living, and grab bars in both bathrooms. Four parking spaces available. Home is on a rented lot; lot rent is currently $215 per month. Buyers must complete the lot lease application through Jack’s Mobile Homes if not relocating the home.

19. 2026-02-19
    price $90,000 1037-char remark

    Show marketing remark (1037 chars)

    Welcome home! This spacious double-wide manufactured home with an open and versatile layout features 3 large-sized bedrooms, all with walk in closets, large living room, a family room, 2 full bathrooms, dining room, a large kitchen with ample cabinet and counter space and a skylight, plus an eat-in area and separate laundry room. Primary bath offers a walk-in shower and garden tub. Family room features a beautiful fireplace with new gas logs. Recent updates include new decking on the front porch and ramp (2024), new metal porch roof (2024), new side landing and steps (2024) can be found through the sliding glass door in the kitchen, and a new shed (2025). New flooring throughout the entire home (2022-2025). Home includes accessibility-friendly features such as ramp access, one level living, and grab bars in both bathrooms. Four parking spaces available. Home is on a rented lot; lot rent is currently $215 per month. Buyers must complete the lot lease application through Jack’s Mobile Homes if not relocating the home.

20. 2026-02-14
    price $97,500 1037-char remark

    Show marketing remark (1037 chars)

    Welcome home! This spacious double-wide manufactured home with an open and versatile layout features 3 large-sized bedrooms, all with walk in closets, large living room, a family room, 2 full bathrooms, dining room, a large kitchen with ample cabinet and counter space and a skylight, plus an eat-in area and separate laundry room. Primary bath offers a walk-in shower and garden tub. Family room features a beautiful fireplace with new gas logs. Recent updates include new decking on the front porch and ramp (2024), new metal porch roof (2024), new side landing and steps (2024) can be found through the sliding glass door in the kitchen, and a new shed (2025). New flooring throughout the entire home (2022-2025). Home includes accessibility-friendly features such as ramp access, one level living, and grab bars in both bathrooms. Four parking spaces available. Home is on a rented lot; lot rent is currently $215 per month. Buyers must complete the lot lease application through Jack’s Mobile Homes if not relocating the home.

21. 2026-02-02
    price $100,000 1037-char remark

    Show marketing remark (1037 chars)

    Welcome home! This spacious double-wide manufactured home with an open and versatile layout features 3 large-sized bedrooms, all with walk in closets, large living room, a family room, 2 full bathrooms, dining room, a large kitchen with ample cabinet and counter space and a skylight, plus an eat-in area and separate laundry room. Primary bath offers a walk-in shower and garden tub. Family room features a beautiful fireplace with new gas logs. Recent updates include new decking on the front porch and ramp (2024), new metal porch roof (2024), new side landing and steps (2024) can be found through the sliding glass door in the kitchen, and a new shed (2025). New flooring throughout the entire home (2022-2025). Home includes accessibility-friendly features such as ramp access, one level living, and grab bars in both bathrooms. Four parking spaces available. Home is on a rented lot; lot rent is currently $215 per month. Buyers must complete the lot lease application through Jack’s Mobile Homes if not relocating the home.

22. 2026-01-24
    listed $110,000 Active 1037-char remark

    Show marketing remark (1037 chars)

    Welcome home! This spacious double-wide manufactured home with an open and versatile layout features 3 large-sized bedrooms, all with walk in closets, large living room, a family room, 2 full bathrooms, dining room, a large kitchen with ample cabinet and counter space and a skylight, plus an eat-in area and separate laundry room. Primary bath offers a walk-in shower and garden tub. Family room features a beautiful fireplace with new gas logs. Recent updates include new decking on the front porch and ramp (2024), new metal porch roof (2024), new side landing and steps (2024) can be found through the sliding glass door in the kitchen, and a new shed (2025). New flooring throughout the entire home (2022-2025). Home includes accessibility-friendly features such as ramp access, one level living, and grab bars in both bathrooms. Four parking spaces available. Home is on a rented lot; lot rent is currently $215 per month. Buyers must complete the lot lease application through Jack’s Mobile Homes if not relocating the 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: $1,026 · $86/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$237/yr (+$20/mo · 23.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,584
• − Mortgage interest: −$5,321
• − Property taxes: −$1,026
• − Insurance: −$475
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,764
• Taxable income: $5,184
• Est. tax owed @ 24.0%: −$1,244
• After-tax cash flow: $5,167/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: Freeport Area SD
• NCES district ID: 4210440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $64,311
• Composite: 51.53/100
• National rank: #1716
• State rank: #74 of 539 in PA

Livability — Saxonburg

• Score: 74/100
• State rank: #484
• US rank: #4458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,856

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Asian 1%
• Common ancestry: Romanian 14% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 2% · China, Canada, Vietnam
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.53%
• Current HPI: 240.5745
• 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

-13.6% since first listed

7 events — show timeline

• 2026-04-13 Listed $95,000 West Penn MLS
• 2026-04-08 Delisted — West Penn MLS
• 2026-02-24 Price Changed $85,000 West Penn MLS
• 2026-02-19 Price Changed $90,000 West Penn MLS
• 2026-02-14 Price Changed $97,500 West Penn MLS
• 2026-02-02 Price Changed $100,000 West Penn MLS
• 2026-01-24 Listed $110,000 West Penn MLS

Property tax history

-0.6%/yr

Latest (2026): $1,026 · +4.8% YoY. Source: county tax records.