269 Kelton Rd · West Grove, PA 19390

$24,900

2 bd · 1.0 ba · 780 sqft · Manufactured · 30 Days on market

Built 1985

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HOME MUST BE MOVED. 1985 Price Myers 12x65 (2 beds, 1 bath) currently located in West Grove. Hitch is on and ready to move. Was completely gutted and renovated in 2017 with all new 2x4's and half inch drywall throughout, new electrical and plumbing systems. New appliances. Brand new HVAC in 2023. The landowner has building plans on this lot and no longer needs this mobile home.

Key facts

• Built 1985
• Listed 30 days

Property features AI

Exterior

• Utilities: No septic system
• Home design: Manufactured property; Single wide mobile home (approximately 12 ft by 65 ft); Major remodel or renovation in 2017; Year built estimated
• Construction: Aluminum siding; Made by Price Myers
• Exterior features: Ground rent paid annually; No tidal water on the lot; Above-grade structures

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (1 full bathroom on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Ceiling fan cooling; Electric cooling fuel; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 76.3% vs local median 1.8% in West Grove — 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 81/100 on livability (#183 in PA, #1,542 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F.
• Avon Grove SD (suburban): math 54% / reading 61% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 70 active listings in the ZIP; 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 $172 of loan paydown is wiped out by about $747 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 + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

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 $24,526 (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 B-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.26% ✓
• Cap rate: 76.35%
• Cash-on-cash: 250.19%
• DSCR: 12.13
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 13.70×
• Total profit: $88,579
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 29.18×
• Total profit: $196,474
• Equity at exit: $2,153

Cash invested: $6,972 (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 19390

• Home prices YoY: -27.7%
• Active inventory: 70
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,454

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 24%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $24,900 Active 30 DOM
2. 2026-06-17
   days on market $24,900 Active 29 DOM
3. 2026-06-16
   days on market $24,900 Active 28 DOM
4. 2026-06-15
   days on market $24,900 Active 27 DOM
5. 2026-06-13
   days on market $24,900 Active 25 DOM
6. 2026-06-13
   days on market $24,900 Active 24 DOM
7. 2026-06-09
   days on market $24,900 Active 21 DOM
8. 2026-06-08
   days on market $24,900 Active 20 DOM
9. 2026-06-07
   days on market $24,900 Active 19 DOM
10. 2026-06-04
    days on market $24,900 Active 16 DOM
11. 2026-06-03
    days on market $24,900 Active 15 DOM
12. 2026-06-02
    days on market $24,900 Active 14 DOM
13. 2026-06-01
    days on market $24,900 Active 13 DOM
14. 2026-05-31
    days on market $24,900 Active 12 DOM
15. 2026-05-19
    listed $24,900 Active
16. 2005-06-29
    soldstatus $170,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,694
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$724
• Taxable income: $18,126
• Est. tax owed @ 24.0%: −$4,350
• After-tax cash flow: $13,093/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: Avon Grove SD
• NCES district ID: 4202790
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 61% ▼ -15.00%
• Median HH income: $90,335
• Composite: 52.84/100
• National rank: #1536
• State rank: #63 of 539 in PA

Livability — West Grove

• Score: 81/100
• State rank: #183
• US rank: #1542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,049

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Two or more races 9% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 1% Other Indo-European 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: ▼ -102.59%
• Current HPI: 268.0284
• 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

-85.4% since first listed

2 events — show timeline

• 2026-05-19 Listed $24,900 BRIGHT MLS
• 2005-06-29 Sold (Public Records) $170,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,785 · +2.6% YoY. Source: county tax records.