19 Roundtop Dr · Union, PA 15332

$18,500

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 50 Days on market

Built 1973 $26/sqft · 43% below area Est $32k · 43% under $695/mo HOA · 44% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AfordableCarefreeLiving Unbeatable For The$ Cement Parking Pad 2 Cars Plus Porch & Shed Convenient To South Park * lowLow Taxes Hurry Won't Last Sold as is conditionWasher/dr

Key facts

• Large living area
• Covered carport
• In-unit laundry

Tags

• SPACIOUS LAYOUT
• LARGE LIVING AREA
• OPEN FLOW INTO KITCHEN
• IN-UNIT LAUNDRY
• NATURAL LIGHT
• COVERED CARPORT

Property features AI

Finance

• HOA & community: Monthly association fee ($695); Public transportation nearby

Exterior

• Parking: 1 parking space (covered, off street)
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Asphalt roof
• Exterior features: Covered off-street parking

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Bedrooms: One room on the main level (11 x 10)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Electric cooling
• Interior features: Carpet flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $18k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $128 of loan paydown is wiped out by about $555 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 + 3.0% rent growth), your $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $4k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $17,945 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 8.55% ✓
• Cap rate: 35.01%
• Cash-on-cash: 102.56%
• DSCR: 5.56
• GRM: 1.0

CMA / ARV

• ARV (median comp): $32,264
• List price: $18,500
• Delta: -42.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.95×
• Total profit: $25,639
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 12.66×
• Total profit: $60,424
• Equity at exit: $1,600

Cash invested: $5,180 (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 15332

• Home prices YoY: -10.7%
• Active inventory: 54
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$97
• Tax from tax record: −$7 /mo · $80/yr
• Insurance: −$8
• HOA: −$695
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $443

Break-even live

Break-even rent $1,021

Max offer price $18,500

Occupancy floor 67%

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Perimeter Blvd South Park, PA	1.0–2.0	1.0–2.0	926	$2,105	$2.27	1d	20	1.41mi

HOA detail

• Monthly dues: $695 · $8,340/yr

Listing history 18 events

1. 2026-06-18
   days on market $18,500 Active 50 DOM
2. 2026-06-17
   days on market $18,500 Active 49 DOM
3. 2026-06-16
   days on market $18,500 Active 48 DOM
4. 2026-06-15
   days on market $18,500 Active 47 DOM
5. 2026-06-13
   days on market $18,500 Active 45 DOM
6. 2026-06-13
   days on market $18,500 Active 44 DOM
7. 2026-06-09
   days on market $18,500 Active 41 DOM
8. 2026-06-08
   days on market $18,500 Active 40 DOM
9. 2026-06-07
   days on market $18,500 Active 39 DOM
10. 2026-06-05
    days on market $18,500 Active 36 DOM
11. 2026-06-03
    days on market $18,500 Active 35 DOM
12. 2026-06-02
    days on market $18,500 Active 34 DOM
13. 2026-06-01
    days on market $18,500 Active 33 DOM
14. 2026-05-31
    days on market $18,500 Active 32 DOM
15. 2026-05-12
    price $18,500 710-char remark
16. 2026-04-29
    listed $22,500 Active 710-char remark
17. 2005-02-04
    soldstatus $15,500 180-char remark

    Show marketing remark (180 chars)

    AfordableCarefreeLiving Unbeatable For The$ Cement Parking Pad 2 Cars Plus Porch & Shed Convenient To South Park * lowLow Taxes Hurry Won't Last Sold as is conditionWasher/dr

18. 2004-12-21
    listed $16,500 180-char remark

    Show marketing remark (180 chars)

    AfordableCarefreeLiving Unbeatable For The$ Cement Parking Pad 2 Cars Plus Porch & Shed Convenient To South Park * lowLow Taxes Hurry Won't Last Sold as is conditionWasher/dr

ⓘ 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: $80 · $7/mo
• Projected year-2 tax: $186 · $16/mo
• Expected delta: +$106/yr (+$9/mo · 132.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,974
• − Mortgage interest: −$1,036
• − Property taxes: −$80
• − Insurance: −$92
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − HOA: −$8,340
• − Depreciation: −$538
• Taxable income: $5,851
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $3,908/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Union

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

Census & demographics

• Census place: Gastonville, PA
• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 7,678
• Household income: $66,578
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 145.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -28.78%
• Current HPI: 239.7401
• Rent YoY: —
• 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

+12.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $18,500 West Penn MLS
• 2026-04-29 Listed $22,500 West Penn MLS
• 2005-02-04 Sold (MLS) $15,500 West Penn MLS
• 2004-12-21 Listed $16,500 West Penn MLS

Property tax history

-4.2%/yr

Latest (2026): $80 · +3.9% YoY. Source: county tax records.