146 Roundtop Cir

East Huntingdon, PA 15683

$82,000D

3 bd · 2.0 ba · 1,140 sqft · Built 2026 · Manufactured · Active · 41 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,209/mo
• Mortgage (P&I): −$430
• Tax + insurance: −$137
• HOA: −$400
• Vac / Maint / Mgmt: −$254
• Net cashflow: $-12/mo
• Annual: $-140/yr
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• 1% rule: 1.47%
• Cash to close: $22,960

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $82k. Condition is rated excellent.
• At list price, monthly cash flow is $-12 ($-140/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (2.1% below list).
• Meets the 1% rule at list price ($1k rent vs $82k).
• It's been on market 41 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-1.2%/yr); year-one equity from $567 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Southmoreland SD (suburban): math 29% / reading 51% proficiency, ranked #359 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southmoreland El Sch (math 29% / reading 51%, grade F, #942 of 1,518 statewide, top 62%, 546 students, 58% FRL); Southmoreland Ms (math 15% / reading 50%, grade F, #355 of 512 statewide, top 70%, 414 students, 54% FRL); Southmoreland Shs (math 62% / reading 24%, grade F, #215 of 437 statewide, top 50%, 584 students, 42% FRL).
• Watch-outs: HOA is 33% of rent.
• Market conditions: 22 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Questions for listing agent

• What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
• It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.