46 Mockingbird Ln · Phoenixville, PA 19460

$99,250

2 bd · 1.0 ba · 720 sqft · Manufactured · 15 Days on market

Built 2026 $138/sqft · at area comps Est $98k · 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 +6.8/15.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this brand new home in Schuylkill township. This 2026 Northwood model by Redman offers peace of mind with a 1 year full warranty and 6 year limited manufactures warranty. The home features an open floor plan, modern finishes and energy efficient construction. The kitchen boasts a tile backsplash, stainless steel appliances and ample recessed lighting. Large windows throughout the home. The large bathroom has a walk in shower. Space in the hallway for a stacked washer and dryer. Bedrooms located on each end of the house. Great location with easy access to commuter routes, grocery stores, Charlestown Park and downtown amenities. Mockingbird Community has a monthly lot rent of $610 which includes sewer and trash. Pet restrictions apply, 2 pets allowed, only 1 dog under 30lbs for an additional $5 a month. Buyers must be approved to live in the community. No rentals allowed. Manufactured home financing available! Move to the most affordable housing in Phoenixville with peace of mind, this new construction won't disappoint.

Key facts

• Open floor plan
• Recessed lighting
• Tile backsplash

Tags

• OPEN FLOOR PLAN
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• WALK IN SHOWER
• EASY ACCESS TO COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 2.7% in Phoenixville — 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 91/100 on livability (#11 in PA, #48 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+.
• Phoenixville Area SD (suburban): math 44% / reading 66% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.6%/yr); 174 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $686 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $8k; list at $99k implies a 1141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,761 (1.5% below list)

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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.91% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.59%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

• ARV (median comp): $97,679
• List price: $99,250
• Delta: 7.24%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.63% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 2.65×
• Total profit: $45,965
• Equity at exit: $14,798

10-year hold

• IRR: 45.3%
• Equity multiple: 5.88×
• Total profit: $135,520
• Equity at exit: $8,581

Cash invested: $27,790 (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 19460

• Rents YoY: 5.6%
• Active inventory: 174
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$520
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $894

Break-even live

Break-even rent $763

Max offer price $99,250

Occupancy floor 48%

Sensitivity live

Price	-10% $950	-5% $922	+0% $894	+5% $866	+10% $838
Rent	-10% $744	-5% $819	+0% $894	+5% $969	+10% $1,043
Rate	-1.0pp $944	-0.5pp $919	base $894	+0.5pp $868	+1.0pp $842

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: $24,812
• Closing costs: $2,978
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lexington Dr Phoenixville, PA	1.0	1.0	750	$1,597	$2.13	44d	1	0.83mi
10 Lexington Dr Phoenixville, PA	1.0	1.0	750	$1,847	$2.46	21d	1	0.83mi
723 Wheatland St Phoenixville, PA	2.0	2.0	827	$2,725	$3.30	2d	13	1.30mi
495 Nutt Rd Phoenixville, PA	1.0–2.0	1.0	784	$1,950	$2.49	2d	7	1.33mi
1298 Hares Hill Rd Phoenixville, PA	1.0	1.0	660	$1,695	$2.57	4d	1	1.42mi
1298 Hares Hill Rd Unit 1 Phoenixville, PA	1.0	1.0	660	$1,695	$2.57	6d	1	1.42mi
1300 Hares Hill Rd Phoenixville, PA	1.0	1.0	600	$1,350	$2.25	4d	1	1.44mi

Listing history 17 events

1. 2026-06-02
   statusdays on market $99,250 Pending 15 DOM
2. 2026-06-01
   days on market $99,250 Active 14 DOM
3. 2026-05-31
   days on market $99,250 Active 13 DOM
4. 2026-05-18
   listed $99,250 Active 1044-char remark

   Show marketing remark (1044 chars)

   Welcome to this brand new home in Schuylkill township. This 2026 Northwood model by Redman offers peace of mind with a 1 year full warranty and 6 year limited manufactures warranty. The home features an open floor plan, modern finishes and energy efficient construction. The kitchen boasts a tile backsplash, stainless steel appliances and ample recessed lighting. Large windows throughout the home. The large bathroom has a walk in shower. Space in the hallway for a stacked washer and dryer. Bedrooms located on each end of the house. Great location with easy access to commuter routes, grocery stores, Charlestown Park and downtown amenities. Mockingbird Community has a monthly lot rent of $610 which includes sewer and trash. Pet restrictions apply, 2 pets allowed, only 1 dog under 30lbs for an additional $5 a month. Buyers must be approved to live in the community. No rentals allowed. Manufactured home financing available! Move to the most affordable housing in Phoenixville with peace of mind, this new construction won't disappoint.

5. 2026-05-15
   historical
6. 2026-03-11
   price $104,750
7. 2025-12-16
   listed $107,500 Active
8. 2016-11-18
   soldstatus $8,000 Sold
9. 2016-11-18
   soldstatus $8,000
10. 2016-11-15
    status Under Contract
11. 2016-11-04
    historical Contingent - Other
12. 2016-11-03
    historical
13. 2016-11-02
    price $8,000
14. 2016-10-19
    price $10,000
15. 2016-09-26
    price $12,000
16. 2016-08-26
    listed $14,000 Active
17. 2016-08-24
    listed $8,000

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$537/yr (+$45/mo · 108.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,736
• − Mortgage interest: −$5,560
• − Property taxes: −$494
• − Insurance: −$496
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$2,887
• Taxable income: $9,661
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $8,407/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: Phoenixville Area SD
• NCES district ID: 4219050
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $74,870
• Composite: 49.22/100
• National rank: #2038
• State rank: #88 of 539 in PA

Livability — Phoenixville

• Score: 91/100
• State rank: #11
• US rank: #48

Category grades

Amenities A+ Commute B- Cost of living B Crime A+ Employment A+ 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
• City population: 45,423
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,423
• Household income: $124,050
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1021.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Chinese 1%

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: ▼ -269.54%
• Current HPI: 280.8622
• Rent YoY: ▲ 5.63%
• 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

+1140.6% since first listed

14 events — show timeline

• 2026-05-18 Listed $99,250 BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-03-11 Price Changed $104,750 BRIGHT MLS
• 2025-12-16 Listed $107,500 BRIGHT MLS
• 2016-11-18 Sold (MLS) $8,000 BRIGHT MLS
• 2016-11-18 Sold (MLS) $8,000 TREND
• 2016-11-15 Pending — TREND
• 2016-11-04 Contingent — TREND
• 2016-11-03 Listing Removed — BRIGHT MLS
• 2016-11-02 Price Changed $8,000 TREND
• 2016-10-19 Price Changed $10,000 TREND
• 2016-09-26 Price Changed $12,000 TREND
• 2016-08-26 Listed $14,000 TREND
• 2016-08-24 Listed $8,000 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $494 · +3.5% YoY. Source: county tax records.