26 Joseph Ave · Amity, PA 19508

$85,750

2 bd · 1.0 ba · 768 sqft · SingleFamily · 288 Days on market

Built 2025 Excellent condition $112/sqft · at area comps Est $89k · at est. ↓ 3% 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
• ARV discount +9.1/15.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 48-foot x 16 foot manufactured home is a 2025 model. The uncommon 16 foot width makes for a wider and more spacious feeling home. For energy efficiency the construction is 2 x6. The home comes with a 1 year manufacturer warranty and an additional 6 year limited warranty. This home has 2x6 construction for low heating costs. Most windows have blinds and window treatments. Beautiful kitchen with cabinets extending to the ceiling. The home comes with crown molding, recessed lighting and stainless steel Whirlpool appliances. The heating is propane and the windows are energy efficient. Valley View Community's monthly rent is $605 and includes sewer and trash. Great price on a new home and low monthly expenses. The seller is offering 1 month lot rent free. Come see this home and make it yours.

Key facts

• Built 2025
• Listed 288 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $75k (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.
• Daniel Boone Area SD (suburban): math 38% / reading 52% proficiency, ranked #217 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $592 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,460 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 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. 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: 1.85% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.96%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $88,830
• List price: $85,750
• Delta: -3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Joseph Ave	0.02mi	2/1.0	768 (0%)	13mo	$85,750	$112	88
19 Valley View Rd	0.06mi	2/1.5	784 (+2%)	11mo	$77,900	$99	82
35 John Ave	0.06mi	2/1.0	840 (+9%)	1mo	$24,500	$29	81
63 Mildred Ave	0.12mi	2/1.0	720 (-6%)	10mo	$50,000	$69	76
81 Valley View Rd	0.12mi	2/2.0	840 (+9%)	0mo	$65,000	$77	74
20 Valley View Rd	0.06mi	2/2.0	812 (+6%)	14mo	$74,900	$92	72
66 Mildred Ave Ave	0.11mi	2/1.0	728 (-5%)	20mo	$63,500	$87	70
115 Dennis Ave	0.08mi	2/2.0	840 (+9%)	14mo	$88,500	$105	64
46 Virginia Ave	0.11mi	2/2.0	840 (+9%)	19mo	$92,500	$110	60

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $28,136
• Equity at exit: $12,786

10-year hold

• IRR: 35.6%
• Equity multiple: 4.28×
• Total profit: $78,688
• Equity at exit: $7,414

Cash invested: $24,010 (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 19508

• Home prices YoY: -25.6%
• Active inventory: 83
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$450
• Tax est. 1.5%: −$107 /mo · $1,286/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $660

Break-even live

Break-even rent $750

Max offer price $85,750

Occupancy floor 53%

Sensitivity live

Price	-10% $719	-5% $689	+0% $660	+5% $630	+10% $600
Rent	-10% $534	-5% $597	+0% $660	+5% $722	+10% $785
Rate	-1.0pp $703	-0.5pp $681	base $660	+0.5pp $637	+1.0pp $615

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: $21,438
• Closing costs: $2,572
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Cedar House Douglassville, PA	2.0–3.0	1.0	1037	$1,585	$1.53	2d	5	1.11mi

Listing history 12 events

1. 2026-06-17
   statusdays on market $85,750 Pending 288 DOM
2. 2026-06-09
   days on market $85,750 Active 286 DOM
3. 2026-06-08
   days on market $85,750 Active 285 DOM
4. 2026-06-07
   days on market $85,750 Active 284 DOM
5. 2026-06-04
   days on market $85,750 Active 281 DOM
6. 2026-06-03
   days on market $85,750 Active 280 DOM
7. 2026-06-02
   days on market $85,750 Active 279 DOM
8. 2026-06-01
   days on market $85,750 Active 278 DOM
9. 2026-05-31
   days on market $85,750 Active 277 DOM
10. 2026-03-04
    price $85,750 809-char remark

    Show marketing remark (809 chars)

    Brand new 48-foot x 16 foot manufactured home is a 2025 model. The uncommon 16 foot width makes for a wider and more spacious feeling home. For energy efficiency the construction is 2 x6. The home comes with a 1 year manufacturer warranty and an additional 6 year limited warranty. This home has 2x6 construction for low heating costs. Most windows have blinds and window treatments. Beautiful kitchen with cabinets extending to the ceiling. The home comes with crown molding, recessed lighting and stainless steel Whirlpool appliances. The heating is propane and the windows are energy efficient. Valley View Community's monthly rent is $605 and includes sewer and trash. Great price on a new home and low monthly expenses. The seller is offering 1 month lot rent free. Come see this home and make it yours.

11. 2025-08-28
    listed $88,250 Active 809-char remark

    Show marketing remark (809 chars)

    Brand new 48-foot x 16 foot manufactured home is a 2025 model. The uncommon 16 foot width makes for a wider and more spacious feeling home. For energy efficiency the construction is 2 x6. The home comes with a 1 year manufacturer warranty and an additional 6 year limited warranty. This home has 2x6 construction for low heating costs. Most windows have blinds and window treatments. Beautiful kitchen with cabinets extending to the ceiling. The home comes with crown molding, recessed lighting and stainless steel Whirlpool appliances. The heating is propane and the windows are energy efficient. Valley View Community's monthly rent is $605 and includes sewer and trash. Great price on a new home and low monthly expenses. The seller is offering 1 month lot rent free. Come see this home and make it yours.

12. 2025-08-27
    historical $88,250 809-char remark

    Show marketing remark (809 chars)

    Brand new 48-foot x 16 foot manufactured home is a 2025 model. The uncommon 16 foot width makes for a wider and more spacious feeling home. For energy efficiency the construction is 2 x6. The home comes with a 1 year manufacturer warranty and an additional 6 year limited warranty. This home has 2x6 construction for low heating costs. Most windows have blinds and window treatments. Beautiful kitchen with cabinets extending to the ceiling. The home comes with crown molding, recessed lighting and stainless steel Whirlpool appliances. The heating is propane and the windows are energy efficient. Valley View Community's monthly rent is $605 and includes sewer and trash. Great price on a new home and low monthly expenses. The seller is offering 1 month lot rent free. Come see this home and make it yours.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,020
• − Mortgage interest: −$4,803
• − Property taxes: −$1,286
• − Insurance: −$429
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$2,495
• Taxable income: $6,964
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $6,243/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 · 13 photos

Excellent 100/100 None rehab

This brand new 2025 manufactured home is in excellent condition with modern finishes and features. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint 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 — Fresh paint 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: Daniel Boone Area SD
• NCES district ID: 4207290
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $75,511
• Composite: 41.03/100
• National rank: #3584
• State rank: #217 of 539 in PA

Livability — Amity

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

Census & demographics

• Population (ZIP): 15,066

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -94.00%
• Current HPI: 273.8199
• 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

-2.8% since first listed

3 events — show timeline

• 2026-03-04 Price Changed $85,750 BRIGHT MLS
• 2025-08-28 Listed $88,250 BRIGHT MLS
• 2025-08-27 Coming Soon $88,250 BRIGHT MLS