27 Skyline Dr #27 · West Deer, PA 15084

$82,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 415 Days on market

Built 2025 Excellent condition $73/sqft · 18% above area Est $70k · 18% over ↓ 6% 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
• Appreciation +5.2/10.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This newly installed manufactured home at 27 Skyline Dr, Tarentum, PA 15084, features a 15' x 76' layout with high-quality construction and modern finishes. Built with R-28 insulation, perimeter heating, and aluminum ductwork, it includes LED lighting, MDF cabinetry, and stainless steel appliances. The home offers a spacious layout, fiberglass tub/shower, shingle roof, and vinyl siding. It's set on a solid block foundation with custom stairs and is skirting-ready for a complete finish.

Key facts

• R-28 insulation
• Led lighting
• Aluminum ductwork

Tags

• HIGH QUALITY CONSTRUCTION
• MODERN FINISHES
• R-28 INSULATION
• PERIMETER HEATING
• ALUMINUM DUCTWORK
• LED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Deer Lakes SD (suburban): math 39% / reading 59% proficiency, ranked #182 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• In year one you build about $949 of equity ($573 loan paydown + $376 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 415 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.60% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.48%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $70,000
• List price: $82,900
• Delta: 18.43%
• 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
76 Crestview Dr	0.04mi	2/2.0 (-1)	1,001 (-12%)	5mo	$70,000	$70	69

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

Projected returns pro-forma

0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.12×
• Total profit: $26,034
• Equity at exit: $25,969

10-year hold

• IRR: 26.1%
• Equity multiple: 4.02×
• Total profit: $70,100
• Equity at exit: $32,774

Cash invested: $23,212 (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 15084

• Home prices YoY: 0.2%
• Active inventory: 39
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $418

Break-even live

Break-even rent $795

Max offer price $82,900

Occupancy floor 63%

Sensitivity live

Price	-10% $475	-5% $447	+0% $418	+5% $389	+10% $361
Rent	-10% $313	-5% $366	+0% $418	+5% $470	+10% $523
Rate	-1.0pp $460	-0.5pp $439	base $418	+0.5pp $396	+1.0pp $375

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $82,900 Active 415 DOM
2. 2026-06-17
   days on market $82,900 Active 414 DOM
3. 2026-06-16
   days on market $82,900 Active 413 DOM
4. 2026-06-15
   days on market $82,900 Active 412 DOM
5. 2026-06-13
   days on market $82,900 Active 410 DOM
6. 2026-06-09
   days on market $82,900 Active 406 DOM
7. 2026-06-08
   days on market $82,900 Active 405 DOM
8. 2026-06-07
   days on market $82,900 Active 404 DOM
9. 2026-06-05
   days on market $82,900 Active 401 DOM
10. 2026-06-03
    days on market $82,900 Active 400 DOM
11. 2026-06-02
    days on market $82,900 Active 399 DOM
12. 2026-06-01
    days on market $82,900 Active 398 DOM
13. 2026-05-31
    days on market $82,900 Active 397 DOM
14. 2025-05-21
    price $82,900 490-char remark

    Show marketing remark (490 chars)

    This newly installed manufactured home at 27 Skyline Dr, Tarentum, PA 15084, features a 15' x 76' layout with high-quality construction and modern finishes. Built with R-28 insulation, perimeter heating, and aluminum ductwork, it includes LED lighting, MDF cabinetry, and stainless steel appliances. The home offers a spacious layout, fiberglass tub/shower, shingle roof, and vinyl siding. It's set on a solid block foundation with custom stairs and is skirting-ready for a complete finish.

15. 2025-04-30
    listed $87,900 Active 490-char remark

    Show marketing remark (490 chars)

    This newly installed manufactured home at 27 Skyline Dr, Tarentum, PA 15084, features a 15' x 76' layout with high-quality construction and modern finishes. Built with R-28 insulation, perimeter heating, and aluminum ductwork, it includes LED lighting, MDF cabinetry, and stainless steel appliances. The home offers a spacious layout, fiberglass tub/shower, shingle roof, and vinyl siding. It's set on a solid block foundation with custom stairs and is skirting-ready for a complete finish.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,895
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$1,081
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,412
• Taxable income: $3,972
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,062/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 · 12 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor exterior painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: Deer Lakes SD
• NCES district ID: 4207540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $57,944
• Composite: 42.64/100
• National rank: #3183
• State rank: #182 of 539 in PA

Livability — West Deer

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

Census & demographics

• Census place: Curtisville, PA
• Population (ZIP): 9,884

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.45%
• Current HPI: 230.7532
• 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

-5.7% since first listed

2 events — show timeline

• 2025-05-21 Price Changed $82,900 Zillow
• 2025-04-30 Listed $87,900 Zillow