7 Denbigh Ln · South Coatesville, PA 19320

$119,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 44 Days on market

Built 2006 $122/sqft · at area comps Est $116k · at est.

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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
• ARV discount +5.8/15.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept single wide mobile home in Hidden Valley Estates, New floor coverings, Bedroom and Living Room Ceiling Fan/Lights, 8'x14' Deck and Storage Barn. Current park rent $485/month plus water, sewer and trash. Priced to sell -Don't Miss it!

Key facts

• 8x14 deck
• New floor coverings
• New full baths

Tags

• EASY ACCESS TO MAJOR ROUTES
• NEW FLOOR COVERINGS
• NEW FULL BATHS
• NEW CEILING FAN LIGHTS
• FRESH INTERIOR PAINT
• 8X14 DECK

Property features AI

Finance

• Other: Above-grade finished area approximately 980 (estimated); Total below-grade area 0
• Financial info: Fee simple ownership; No lease considered
• HOA & community: Located in Hidden Valley Estates (park); Ground rent paid annually

Exterior

• Parking: Paved parking; On-street parking
• Utilities: Community water; Community septic tank; Electric available (circuit breakers); Cable TV available; Phone available
• Home design: Manufactured single-wide home; Entry and living on main level; Estimated 2026 major renovation/remodel date; Estimated year built source
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Insulated windows
• Exterior features: Deck(s); Shed; Rented lot (ground rent exists, paid annually); Private blacktop road access; Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Combination kitchen and living area; Dining area; Upgraded countertops; Walk-in shower; Insulated doors
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.1% in South Coatesville — 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 67/100 on livability (#995 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities F.
• Coatesville Area SD (suburban): math 18% / reading 31% proficiency, ranked #457 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 253 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chester County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.54%
• DSCR: 2.23
• GRM: 5.0

CMA / ARV

• ARV (median comp): $115,524
• List price: $119,900
• Delta: 3.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.99×
• Total profit: $33,398
• Equity at exit: $17,877

10-year hold

• IRR: 32.7%
• Equity multiple: 4.22×
• Total profit: $108,238
• Equity at exit: $10,367

Cash invested: $33,572 (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 19320

• Rents YoY: 4.8%
• Active inventory: 253
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $771

Break-even live

Break-even rent $1,025

Max offer price $119,900

Occupancy floor 56%

Sensitivity live

Price	-10% $838	-5% $805	+0% $771	+5% $737	+10% $703
Rent	-10% $613	-5% $692	+0% $771	+5% $850	+10% $929
Rate	-1.0pp $831	-0.5pp $801	base $771	+0.5pp $740	+1.0pp $708

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	25d	1	1.27mi

Listing history 21 events

1. 2026-06-21
   days on market $119,900 Active 44 DOM
2. 2026-06-18
   days on market $119,900 Active 41 DOM
3. 2026-06-17
   days on market $119,900 Active 40 DOM
4. 2026-06-16
   days on market $119,900 Active 39 DOM
5. 2026-06-15
   days on market $119,900 Active 38 DOM
6. 2026-06-13
   days on market $119,900 Active 36 DOM
7. 2026-06-13
   days on market $119,900 Active 35 DOM
8. 2026-06-09
   days on market $119,900 Active 32 DOM
9. 2026-06-08
   days on market $119,900 Active 31 DOM
10. 2026-06-07
    days on market $119,900 Active 30 DOM
11. 2026-06-04
    days on market $119,900 Active 27 DOM
12. 2026-06-03
    days on market $119,900 Active 26 DOM
13. 2026-06-02
    days on market $119,900 Active 25 DOM
14. 2026-06-01
    days on market $119,900 Active 24 DOM
15. 2026-05-31
    days on market $119,900 Active 23 DOM
16. 2026-05-08
    listed $119,900 Active 388-char remark
17. 2022-08-31
    soldstatus $60,000 Closed 243-char remark

    Show marketing remark (243 chars)

    Well kept single wide mobile home in Hidden Valley Estates, New floor coverings, Bedroom and Living Room Ceiling Fan/Lights, 8'x14' Deck and Storage Barn. Current park rent $485/month plus water, sewer and trash. Priced to sell -Don't Miss it!

18. 2022-08-25
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Well kept single wide mobile home in Hidden Valley Estates, New floor coverings, Bedroom and Living Room Ceiling Fan/Lights, 8'x14' Deck and Storage Barn. Current park rent $485/month plus water, sewer and trash. Priced to sell -Don't Miss it!

19. 2022-07-10
    status Active 243-char remark

    Show marketing remark (243 chars)

    Well kept single wide mobile home in Hidden Valley Estates, New floor coverings, Bedroom and Living Room Ceiling Fan/Lights, 8'x14' Deck and Storage Barn. Current park rent $485/month plus water, sewer and trash. Priced to sell -Don't Miss it!

20. 2022-06-28
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Well kept single wide mobile home in Hidden Valley Estates, New floor coverings, Bedroom and Living Room Ceiling Fan/Lights, 8'x14' Deck and Storage Barn. Current park rent $485/month plus water, sewer and trash. Priced to sell -Don't Miss it!

21. 2022-06-14
    listed $69,900 Active 243-char remark

    Show marketing remark (243 chars)

    Well kept single wide mobile home in Hidden Valley Estates, New floor coverings, Bedroom and Living Room Ceiling Fan/Lights, 8'x14' Deck and Storage Barn. Current park rent $485/month plus water, sewer and trash. Priced to sell -Don't Miss it!

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $1,733 · $144/mo
• Expected delta: +$161/yr (+$13/mo · 10.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,004
• − Mortgage interest: −$6,716
• − Property taxes: −$1,572
• − Insurance: −$600
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,488
• Taxable income: $7,788
• Est. tax owed @ 24.0%: −$1,869
• After-tax cash flow: $7,378/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: Coatesville Area SD
• NCES district ID: 4206240
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $66,753
• Composite: 23.19/100
• National rank: #7944
• State rank: #457 of 539 in PA

Livability — South Coatesville

• Score: 67/100
• State rank: #995
• US rank: #10974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,941
• Household income: $90,601
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 1480.0

Population outlook (Chester County) Hauer SSP2

• Today (2025): 546,756 people
• By 2030: 559,441 · +2.3%
• By 2040: 576,377 · +5.4%
• By 2050: 580,602 · +6.2%
• By 2075: 581,575 · +6.4%
• By 2100: 540,922 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 17% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Russian/Polish/Slavic 0%

Political lean MEDSL · Chester

• 2024 margin: D (+14.5) · D 56.7% · R 42.2% · Other 1.0%
• 2008→2024 swing: +5.2pp toward D · 2008: 9.2pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+17.0 2016: D+9.2 2012: R+0.4 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -195.38%
• Current HPI: 274.045
• Rent YoY: ▲ 4.82%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+71.5% since first listed

6 events — show timeline

• 2026-05-08 Listed $119,900 BRIGHT MLS
• 2022-08-31 Sold (MLS) $60,000 BRIGHT MLS
• 2022-08-25 Pending — BRIGHT MLS
• 2022-07-10 Relisted — BRIGHT MLS
• 2022-06-28 Pending — BRIGHT MLS
• 2022-06-14 Listed $69,900 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2026): $1,572 · +11.2% YoY. Source: county tax records.