159 Roundtop Cir · East Huntingdon, PA 15683

$85,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 38 Days on market

Built 2026 Good condition $75/sqft · 21% above area Est $70k · 21% over $400/mo HOA · 33% of rent

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Why this score? — see what drove the D 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 +10.9/30.0
• 1% rule +9.2/10.0
• Appreciation +4.4/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Brand new 2026 manufactured home offering the perfect blend of modern style, comfort, and smart efficiency! Step inside to an inviting open-concept layout featuring a stunning kitchen with sleek finishes, energy-efficient appliances, and plenty of space to entertain. Spacious bedrooms, ample storage, and thoughtfully designed living areas make everyday life both functional and comfortable. Outside, the stylish exterior delivers eye-catching curb appeal and low-maintenance living that today’s buyers are looking for. Move-in ready and built for today’s lifestyle — affordable homes like this don’t stay available for long.

Key facts

• Stunning kitchen
• Stylish exterior
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• STUNNING KITCHEN
• ENERGY-EFFICIENT APPLIANCES
• AMPLE STORAGE
• STYLISH EXTERIOR
• EYE-CATCHING CURB APPEAL

Property features AI

Finance

• HOA & community: Association fee $400 per month

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story; New construction
• Construction: Vinyl siding; Asphalt roof; New construction
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-37 ($-440/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (6.2% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.2% below list) — sets the bar for cash-flow.

Location & tenants

• 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.
• Market conditions: 22 active listings in the ZIP; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $588 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $79,694 (6.2% below list)

Questions for the listing agent

1. 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?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.42% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $70,003
• List price: $85,000
• Delta: 21.42%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Roundtop Cir	0.08mi	3/2.0	1,152 (+1%)	11mo	$75,900	$66	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.60×
• Total profit: $-9,447
• Equity at exit: $19,480

10-year hold

• IRR: -2.0%
• Equity multiple: 0.82×
• Total profit: $-4,232
• Equity at exit: $19,583

Cash invested: $23,800 (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 15683

• Home prices YoY: -0.4%
• Active inventory: 22
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$400
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-37

Break-even live

Break-even rent $1,250

Max offer price $79,694

Occupancy floor 98%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 38 DOM
2. 2026-06-17
   days on market $85,000 Active 37 DOM
3. 2026-06-16
   days on market $85,000 Active 36 DOM
4. 2026-06-15
   days on market $85,000 Active 35 DOM
5. 2026-06-13
   days on market $85,000 Active 33 DOM
6. 2026-06-12
   days on market $85,000 Active 32 DOM
7. 2026-06-09
   days on market $85,000 Active 29 DOM
8. 2026-06-08
   days on market $85,000 Active 28 DOM
9. 2026-06-08
   days on market $85,000 Active 27 DOM
10. 2026-06-07
    days on market $85,000 Active 26 DOM
11. 2026-06-04
    days on market $85,000 Active 23 DOM
12. 2026-06-02
    days on market $85,000 Active 22 DOM
13. 2026-06-01
    days on market $85,000 Active 21 DOM
14. 2026-05-31
    days on market $85,000 Active 20 DOM
15. 2026-05-11
    listed $85,000 Active 655-char remark

ⓘ 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 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,442
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − HOA: −$4,800
• − Depreciation: −$2,473
• Taxable loss: −$1,603
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $-55/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 · 10 photos

Good 80/100 None rehab

This move-in ready manufactured home offers a modern and functional interior with a stylish exterior, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding a small front porch — Can increase both resale and rental value by adding a welcoming entryway.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a small front porch — Can increase both resale and rental value by adding a welcoming entryway. ↑

ⓘ 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: Southmoreland SD
• NCES district ID: 4222410
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 51% ▼ -19.00%
• Median HH income: $43,274
• Composite: 33.76/100
• National rank: #5368
• State rank: #359 of 539 in PA

Livability — East Huntingdon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,855

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.25%
• Current HPI: 284.1099
• 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

1 event — show timeline

• 2026-05-11 Listed $85,000 West Penn MLS