1113 Hollywood Dr · Exeter, PA 19606

$59,900

3 bd · 1.0 ba · 600 sqft · Manufactured public records · 5 Days on market

Built 1970 $100/sqft · 70% below area

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

Listing remarks MLS

Cash only sale. Mobile home located in a quiet park near schools. Home needs updating and TLC but offers great potential to make it your own. Low HOA fee of 370 per month. Convenient location close to shopping dining and major roadways. Bring your offers.

Key facts

• Built 1970
• Listed 5 days

Property features AI

Finance

• Other: Above-grade finished area reported as 600 (per assessor)
• Financial info: Ownership is ground rent; Improvement assessed at $8,200
• HOA & community: Ground rent of $370 paid monthly

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Above-grade finished living space
• Construction: Frame construction
• Exterior features: Not in a federal flood zone; Lot dimensions listed by assessor

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Electric cooling fuel; Electric hot water
• Interior features: Level entry to main floor; No basement

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$198,822) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 25.2% vs local median 4.2% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $40k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.78% ✓
• Cap rate: 25.17%
• Cash-on-cash: 67.42%
• DSCR: 4.00
• GRM: 3.0

CMA / ARV

• ARV (median comp): $198,822
• List price: $59,900
• Delta: -77.37%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 66.8%
• Equity multiple: 4.00×
• Total profit: $50,305
• Equity at exit: $8,931

10-year hold

• IRR: 71.0%
• Equity multiple: 8.22×
• Total profit: $121,078
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $942

Break-even live

Break-even rent $471

Max offer price $59,900

Occupancy floor 38%

Sensitivity live

Price	-10% $976	-5% $959	+0% $942	+5% $925	+10% $908
Rent	-10% $811	-5% $877	+0% $942	+5% $1,008	+10% $1,074
Rate	-1.0pp $972	-0.5pp $957	base $942	+0.5pp $927	+1.0pp $911

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Carsonia Ave Reading, PA	1.0–2.0	1.0	807	$1,525	$1.89	14d	6	0.49mi

Listing history 6 events

1. 2026-06-21
   days on market $59,900 Active 5 DOM
2. 2026-06-18
   days on market $59,900 Active 2 DOM
3. 2026-06-16
   remarks 596-char remark
4. 2026-06-16
   pricestatusdays on marketlisting id $59,900 Active 1 DOM
5. 2026-05-12
   historical

   Show marketing remark (255 chars)

   Cash only sale. Mobile home located in a quiet park near schools. Home needs updating and TLC but offers great potential to make it your own. Low HOA fee of 370 per month. Convenient location close to shopping dining and major roadways. Bring your offers.

6. 2026-04-08
   listed $45,000 Active

   Show marketing remark (255 chars)

   Cash only sale. Mobile home located in a quiet park near schools. Home needs updating and TLC but offers great potential to make it your own. Low HOA fee of 370 per month. Convenient location close to shopping dining and major roadways. Bring your offers.

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$275/yr (+$23/mo · 69.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,964
• − Mortgage interest: −$3,355
• − Property taxes: −$396
• − Insurance: −$300
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$1,743
• Taxable income: $10,977
• Est. tax owed @ 24.0%: −$2,634
• After-tax cash flow: $8,673/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: Pennside, 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

+33.1% since first listed

4 events — show timeline

• 2026-06-16 Listed $59,900 BRIGHT MLS
• 2026-06-01 Sold (MLS) $40,000 BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-04-08 Listed $45,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $396 · +0.5% YoY. Source: county tax records.