123 Treesdale Dr · Economy, PA 16066

$35,500

3 bd · 2.0 ba · 980 sqft · Manufactured · 264 Days on market

Built 2025 $36/sqft · 41% below area Est $61k · 41% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Those looking for a cozy manufactured home will find their perfect one in Cranberry Village. Cranberry Village is a suburban, pet-friendly community with tree-lined streets and tons of amenities, including a clubhouse, basketball court, and playground. All of our energy-efficient, manufactured, 2-3 bedroom houses come in a wide variety of styles, layouts, and sizes to match your needs, in a surrounding community that's sure to feel like home. Cranberry Village is located in Cranberry Township, Pennsylvania - only 20 miles outside of Pittsburgh! This community is tucked between the rolling, green Pennsylvania hills, offering both the convenience of nearby necessities and the peace of rural surroundings at nearby Graham Park or Cranberry Park. The surrounding Cranberry Township features convenient shopping, great dining options, and everything else that metropolitan Pittsburgh area has to offer!

Key facts

• Clubhouse
• Manufactured home
• Cranberry village

Tags

• MANUFACTURED HOME
• CRANBERRY VILLAGE
• PET FRIENDLY COMMUNITY
• CLUBHOUSE
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 51.8% vs local median 2.8% in Economy — 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 69/100 on livability (#855 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.9%/yr); 289 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $245 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $31,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D-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: 5.93% ✓
• Cap rate: 51.83%
• Cash-on-cash: 162.64%
• DSCR: 8.24
• GRM: 1.4

CMA / ARV

• ARV (median comp): $60,522
• List price: $35,500
• Delta: -41.34%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.44×
• Total profit: $73,956
• Equity at exit: $5,293

10-year hold

• IRR: —
• Equity multiple: 16.23×
• Total profit: $151,350
• Equity at exit: $3,069

Cash invested: $9,940 (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 16066

• Rents YoY: -1.9%
• Active inventory: 289
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$186
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,347

Break-even live

Break-even rent $400

Max offer price $35,500

Occupancy floor 31%

Sensitivity live

Price	-10% $1,367	-5% $1,357	+0% $1,347	+5% $1,337	+10% $1,327
Rent	-10% $1,181	-5% $1,264	+0% $1,347	+5% $1,430	+10% $1,513
Rate	-1.0pp $1,365	-0.5pp $1,356	base $1,347	+0.5pp $1,338	+1.0pp $1,329

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: $8,875
• Closing costs: $1,065
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 E Commons Dr Cranberry Township, PA	2.0	1.5	1116	$1,700	$1.52	13d	1	0.37mi
315 Bellford Ct Cranberry Township, PA	2.0	1.5	1116	$850	$0.76	18d	1	0.39mi
10100 Kettlecreek Dr Cranberry Township, PA	1.0–2.0	1.0–2.0	976	$1,875	$1.92	2d	21	0.88mi
8000 Brandt Dr Cranberry Twp, PA	1.0–3.0	1.0–2.0	1193	$2,776	$2.33	2d	26	0.91mi
90 Berkley Manor Dr Cranberry Township, PA	1.0–3.0	1.0–2.0	1023	$2,340	$2.29	2d	16	0.92mi
401 Collingwood Ct Cranberry Twp, PA	1.0–3.0	1.0–2.0	950	$1,865	$1.96	2d	1	1.00mi
15000 Metropolitan WAY Cranberry Twp, PA	2.0	2.0	1202	$1,805	$1.50	3d	4	1.16mi
1000 Strand Rd Cranberry Township, PA	1.0–3.0	1.0–2.0	1117	$3,048	$2.73	3d	13	1.27mi
102 Holly Dr Cranberry Township, PA	3.0	1.0–2.0	1129	$1,175	$1.04	2d	1	1.28mi

Listing history 12 events

1. 2026-06-15
   days on market $35,500 Active 264 DOM
2. 2026-06-13
   days on market $35,500 Active 262 DOM
3. 2026-06-13
   days on market $35,500 Active 261 DOM
4. 2026-06-09
   days on market $35,500 Active 258 DOM
5. 2026-06-08
   days on market $35,500 Active 257 DOM
6. 2026-06-07
   days on market $35,500 Active 256 DOM
7. 2026-06-05
   days on market $35,500 Active 253 DOM
8. 2026-06-03
   days on market $35,500 Active 252 DOM
9. 2026-06-02
   days on market $35,500 Active 251 DOM
10. 2026-06-01
    days on market $35,500 Active 250 DOM
11. 2026-05-31
    days on market $35,500 Active 249 DOM
12. 2025-09-24
    listed $35,500 Active 906-char remark

    Show marketing remark (906 chars)

    Those looking for a cozy manufactured home will find their perfect one in Cranberry Village. Cranberry Village is a suburban, pet-friendly community with tree-lined streets and tons of amenities, including a clubhouse, basketball court, and playground. All of our energy-efficient, manufactured, 2-3 bedroom houses come in a wide variety of styles, layouts, and sizes to match your needs, in a surrounding community that's sure to feel like home. Cranberry Village is located in Cranberry Township, Pennsylvania - only 20 miles outside of Pittsburgh! This community is tucked between the rolling, green Pennsylvania hills, offering both the convenience of nearby necessities and the peace of rural surroundings at nearby Graham Park or Cranberry Park. The surrounding Cranberry Township features convenient shopping, great dining options, and everything else that metropolitan Pittsburgh area has to offer!

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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: $25,258
• − Mortgage interest: −$1,989
• − Property taxes: −$1,376
• − Insurance: −$178
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$1,033
• Taxable income: $16,642
• Est. tax owed @ 24.0%: −$3,994
• After-tax cash flow: $12,172/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: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Economy

• Score: 69/100
• State rank: #855
• US rank: #8973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 73,107 people
• City population: 9,574
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

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 (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 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: ▼ -154.35%
• Current HPI: 276.4597
• Rent YoY: ▼ -1.93%
• 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

• 2025-09-24 Listed $35,500 Zillow

Property tax history

+2.0%/yr

Latest (2026): $1,376 · +4.5% YoY. Source: county tax records.