8 Hilltop Dr · Penn, PA 19390

$115,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 68 Days on market

Built 2018 ↓ 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 +7.5/15.0
• Schools +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nearly New Home with Scenic Views in Avon Grove School District! Welcome to 8 Hilltop Drive, a well-maintained mobile home built in 2018, offering 2 bedrooms and 2 full baths in the highly desirable Avon Grove School District. From the moment you step inside, you’ll appreciate the bright, open-concept layout featuring fresh paint, modern finishes, and elegant crown molding throughout. The kitchen is both stylish and functional, complete with updated cabinetry, a sleek backsplash, stainless steel appliances, and a brand-new dishwasher that has never been used. Comfort is key with central air conditioning and a recently serviced heater and air conditioner, giving you added peace of mind. Step outside and enjoy one of the home’s standout features—privacy and open views with no homes directly behind you, just a peaceful setting with a few acres to take in. Additional exterior highlights include a private driveway with space for two cars and well-kept landscaping. Location is everything, and this home delivers. You’re just 2 minutes from Jennersville Shopping Center and within walking distance to the YMCA, Penn Township Park with scenic walking trails, and everyday conveniences. Plus, the hospital is conveniently located right across the street. Combining comfort, convenience, and value, this move-in-ready home is perfect for first-time buyers or anyone seeking low-maintenance living in a prime location. Schedule your private tour today—this one won’t last!

Key facts

• Brand new dishwasher
• Private driveway
• Updated cabinetry

Tags

• OPEN CONCEPT LAYOUT
• UPDATED CABINETRY
• STAINLESS STEEL APPLIANCES
• BRAND NEW DISHWASHER
• CENTRAL AIR CONDITIONING
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities 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 $795 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 + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($108k) 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.92% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.29%
• DSCR: 2.66
• GRM: 4.3

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: 33.2%
• Equity multiple: 2.40×
• Total profit: $45,092
• Equity at exit: $17,147

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $121,327
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,001

Break-even live

Break-even rent $939

Max offer price $115,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,066	-5% $1,033	+0% $1,001	+5% $968	+10% $935
Rent	-10% $826	-5% $913	+0% $1,001	+5% $1,088	+10% $1,175
Rate	-1.0pp $1,058	-0.5pp $1,030	base $1,001	+0.5pp $971	+1.0pp $940

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   price $115,000 1512-char remark

   Show marketing remark (1512 chars)

   Nearly New Home with Scenic Views in Avon Grove School District! Welcome to 8 Hilltop Drive, a well-maintained mobile home built in 2018, offering 2 bedrooms and 2 full baths in the highly desirable Avon Grove School District. From the moment you step inside, you’ll appreciate the bright, open-concept layout featuring fresh paint, modern finishes, and elegant crown molding throughout. The kitchen is both stylish and functional, complete with updated cabinetry, a sleek backsplash, stainless steel appliances, and a brand-new dishwasher that has never been used. Comfort is key with central air conditioning and a recently serviced heater and air conditioner, giving you added peace of mind. Step outside and enjoy one of the home’s standout features—privacy and open views with no homes directly behind you, just a peaceful setting with a few acres to take in. Additional exterior highlights include a private driveway with space for two cars and well-kept landscaping. Location is everything, and this home delivers. You’re just 2 minutes from Jennersville Shopping Center and within walking distance to the YMCA, Penn Township Park with scenic walking trails, and everyday conveniences. Plus, the hospital is conveniently located right across the street. Combining comfort, convenience, and value, this move-in-ready home is perfect for first-time buyers or anyone seeking low-maintenance living in a prime location. Schedule your private tour today—this one won’t last!

2. 2026-03-19
   listed $119,000 Active 1512-char remark

   Show marketing remark (1512 chars)

   Nearly New Home with Scenic Views in Avon Grove School District! Welcome to 8 Hilltop Drive, a well-maintained mobile home built in 2018, offering 2 bedrooms and 2 full baths in the highly desirable Avon Grove School District. From the moment you step inside, you’ll appreciate the bright, open-concept layout featuring fresh paint, modern finishes, and elegant crown molding throughout. The kitchen is both stylish and functional, complete with updated cabinetry, a sleek backsplash, stainless steel appliances, and a brand-new dishwasher that has never been used. Comfort is key with central air conditioning and a recently serviced heater and air conditioner, giving you added peace of mind. Step outside and enjoy one of the home’s standout features—privacy and open views with no homes directly behind you, just a peaceful setting with a few acres to take in. Additional exterior highlights include a private driveway with space for two cars and well-kept landscaping. Location is everything, and this home delivers. You’re just 2 minutes from Jennersville Shopping Center and within walking distance to the YMCA, Penn Township Park with scenic walking trails, and everyday conveniences. Plus, the hospital is conveniently located right across the street. Combining comfort, convenience, and value, this move-in-ready home is perfect for first-time buyers or anyone seeking low-maintenance living in a prime location. Schedule your private tour today—this one won’t last!

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$362/yr (+$30/mo · 33.1%)

ⓘ 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 6/10 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,471
• − Mortgage interest: −$6,442
• − Property taxes: −$1,094
• − Insurance: −$575
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$3,345
• Taxable income: $10,780
• Est. tax owed @ 24.0%: −$2,587
• After-tax cash flow: $9,420/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 — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C+ Housing A+ Health & safety F 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

-3.4% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $115,000 BRIGHT MLS
• 2026-03-19 Listed $119,000 BRIGHT MLS

Property tax history

+12.9%/yr

Latest (2026): $1,094 · +2.6% YoY. Source: county tax records.