33 Keystone Rd · Exeter, PA 19606

$88,499

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 7 Days on market

Built 2022 Est $81k · 9% over

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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
• Schools +4.5/10.0
• Livability +3.8/5.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 year young single wide in Keystone Motor Home Park. This home has 3 bedrooms and 2 full baths. Eat-in kitchen with eating counter and enclosed laundry/storage area.

Key facts

• Eat-in kitchen
• 3 parking spots
• Built 2022

Tags

• EAT-IN KITCHEN
• ENCLOSED LAUNDRY STORAGE AREA

Property features AI

Finance

• Other: Ownership interest: Land lease
• HOA & community: Lot is rented with a monthly land lease of $710; Land lease years remaining: 99

Exterior

• Parking: Driveway parking (3 spaces); Total of 3 garage/parking spaces
• Utilities: Community water; Public sewer; Cable TV available; Propane service; Electric hot water
• Home design: Manufactured home (single wide); Model: Amber; Make: Clayton; Dimensions approximately 16 ft wide by 66 ft long; Above-grade living only (no below-grade area listed); Shingle roof; Entry facing information not provided
• Construction: Vinyl siding; Shingle roof; Building not winterized
• Exterior features: Rented lot; Private, paved road access; Located in a community (park name: Keystone); Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Disposal; Range hood; Refrigerator; Stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric); 100 Amp electric service
• Interior features: Walk-in closet(s); Double-pane windows
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Cap rate 21.2% vs local median 4.1% in Exeter — 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 76/100 on livability (#392 in PA, #3,546 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Exeter Township SD (suburban): math 41% / reading 60% proficiency, ranked #141 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• This rent runs 30% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,499

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.43% ✓
• Cap rate: 21.24%
• Cash-on-cash: 53.37%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $81,312
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Hampshire Ave	0.06mi	3/1.5	980 (-7%)	10mo	$75,900	$77	75

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

Projected returns pro-forma

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

5-year hold

• IRR: 51.5%
• Equity multiple: 3.26×
• Total profit: $55,881
• Equity at exit: $13,195

10-year hold

• IRR: 56.8%
• Equity multiple: 6.62×
• Total profit: $139,150
• Equity at exit: $7,652

Cash invested: $24,780 (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 19606

• Active inventory: 166
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,153 medium
• Mortgage (P&I): −$464
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,102

Break-even live

Break-even rent $758

Max offer price $88,499

Occupancy floor 44%

Sensitivity live

Price	-10% $1,152	-5% $1,127	+0% $1,102	+5% $1,077	+10% $1,052
Rent	-10% $932	-5% $1,017	+0% $1,102	+5% $1,187	+10% $1,272
Rate	-1.0pp $1,147	-0.5pp $1,125	base $1,102	+0.5pp $1,079	+1.0pp $1,056

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Buddies Pl Birdsboro, PA	3.0	2.0	1040	$2,400	$2.31	13d	1	0.93mi
97 Wessex Ct Unit 97 Reading, PA	3.0	3.0	1473	$2,200	$1.49	44d	1	1.19mi

Listing history 7 events

1. 2026-06-18
   days on market $88,499 Active 7 DOM
2. 2026-06-17
   days on market $88,499 Active 6 DOM
3. 2026-06-16
   days on market $88,499 Active 5 DOM
4. 2026-06-15
   days on market $88,499 Active 4 DOM
5. 2026-06-14
   days on market $88,499 Active 2 DOM
6. 2026-06-13
   remarks 166-char remark
7. 2026-06-13
   listed $88,499 Active 1 DOM

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$110/yr (+$9/mo · 9.4%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,842
• − Mortgage interest: −$4,957
• − Property taxes: −$1,178
• − Insurance: −$442
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$2,575
• Taxable income: $12,555
• Est. tax owed @ 24.0%: −$3,013
• After-tax cash flow: $10,213/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: Exeter Township SD
• NCES district ID: 4209480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -11.00%
• Median HH income: $71,744
• Composite: 45.21/100
• National rank: #2669
• State rank: #141 of 539 in PA

Livability — Exeter

• Score: 76/100
• State rank: #392
• US rank: #3546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorane, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.56%
• Current HPI: 283.6138
• Rent YoY: —
• Metro: Reading, 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

1 event — show timeline

• 2026-06-11 Listed $88,499 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $1,178 · +0.5% YoY. Source: county tax records.