Colony Beacon "B" - 2 Months Rent-Free Plan · Robinson, PA 15019

$92,900

3 bd · 2.0 ba · 1,058 sqft · Manufactured · 204 Days on market

Good condition

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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 +7.5/15.0
• Appreciation +6.8/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

NEW HOLIDAY SPECIAL!! ENJOY 2 MONTHS OF RENT-FREE LIVING AT HIDDEN VALLEY IN BULGER, PA. Welcome to Lot 40 at 1328 Hidden Valley Dr, a beautifully designed manufactured home by Cavco. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,323 sq. ft. of living space across a smart 28x50 layout. Enjoy the spacious open floor plan that blends kitchen, dining, and living areas for a seamless flow. With bright interiors, quality finishes, and a comfortable design, this home is built to suit both everyday living and special gatherings. Nestled in the friendly Hidden Valley community, this manufactured home offers the perfect combination of style, efficiency, and neighborhood charm.

Key facts

• 2 parking spots
• Listed 204 days

🏗️ New construction. The $92,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $61,364.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($424 loan paydown + $2k appreciation (3.6% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.72% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $61,364
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Hidden Valley Rd	0.02mi	2/2.0 (-1)	960 (-9%)	14mo	$55,900	$58	67
1302 Hidden Valley Rd	0.02mi	2/2.0 (-1)	960 (-9%)	14mo	$50,400	$53	67

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

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.06×
• Total profit: $35,386
• Equity at exit: $29,654

10-year hold

• IRR: 35.1%
• Equity multiple: 6.07×
• Total profit: $87,168
• Equity at exit: $47,373

Cash invested: $17,182 (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 15019

• Home prices YoY: 2.1%
• Active inventory: 25
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$322
• Tax est. 1.5%: −$77 /mo · $920/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $409

Break-even live

Break-even rent $537

Max offer price $61,364

Occupancy floor 56%

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: $15,341
• Closing costs: $1,841
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $92,900 Active 204 DOM
2. 2026-06-17
   days on market $92,900 Active 203 DOM
3. 2026-06-16
   days on market $92,900 Active 202 DOM
4. 2026-06-15
   days on market $92,900 Active 201 DOM
5. 2026-06-13
   days on market $92,900 Active 199 DOM
6. 2026-06-09
   days on market $92,900 Active 195 DOM
7. 2026-06-08
   days on market $92,900 Active 194 DOM
8. 2026-06-07
   days on market $92,900 Active 193 DOM
9. 2026-06-05
   days on market $92,900 Active 190 DOM
10. 2026-06-03
    days on market $92,900 Active 189 DOM
11. 2026-06-02
    days on market $92,900 Active 188 DOM
12. 2026-06-01
    days on market $92,900 Active 187 DOM
13. 2026-05-31
    days on market $92,900 Active 186 DOM
14. 2025-11-26
    listed $92,900 Active 688-char remark

    Show marketing remark (688 chars)

    NEW HOLIDAY SPECIAL!! ENJOY 2 MONTHS OF RENT-FREE LIVING AT HIDDEN VALLEY IN BULGER, PA. Welcome to Lot 40 at 1328 Hidden Valley Dr, a beautifully designed manufactured home by Cavco. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,323 sq. ft. of living space across a smart 28x50 layout. Enjoy the spacious open floor plan that blends kitchen, dining, and living areas for a seamless flow. With bright interiors, quality finishes, and a comfortable design, this home is built to suit both everyday living and special gatherings. Nestled in the friendly Hidden Valley community, this manufactured home offers the perfect combination of style, efficiency, and neighborhood charm.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,652
• − Mortgage interest: −$3,437
• − Property taxes: −$920
• − Insurance: −$307
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,785
• Taxable income: $4,178
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $3,903/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

Good 80/100 None rehab

This manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and can add value
• Resale Replace countertops — Granite countertops are durable and add value
• Resale Install new flooring — Updated flooring can increase appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and can add value ↑
• Resale Replace countertops — Granite countertops are durable and add value ↑
• Resale Install new flooring — Updated flooring can increase appeal and value ↑

ⓘ 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: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 727
• Population (ZIP): 1,236

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Danish 6% Romanian 5% Serbian 3%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 3.59%
• Current HPI: 175.8946
• 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

• 2025-11-26 Listed $92,900 Zillow