41 Dillan Dr · East Whiteland, PA 19355

$100,000

3 bd · 1.0 ba · 696 sqft · Manufactured · 35 Days on market

Built 1973

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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 +5.9/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1973
• Listed 34 days

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Other monthly fee approximately $800

Exterior

• Parking: On-street parking
• Utilities: Community water; Community septic tank
• Home design: Manufactured home; Modular/Manufactured construction; Estimated year built; Single-level layout (all main living areas on the main level)
• Construction: Manufactured structure; Mobile home dimensions approximately 12 ft by 58 ft
• Exterior features: Deck(s); Shed; No basement

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Ceiling fans for cooling; Propane (metered) heating fuel; Propane hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% 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.
• Great Valley SD (suburban): math 56% / reading 71% proficiency, ranked #33 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Kathryn D. Markley El Sch (math 60% / reading 69%, grade B, #249 of 1,518 statewide, top 19%, 654 students, 23% FRL); Great Valley Ms (math 44% / reading 73%, grade B, #55 of 512 statewide, top 11%, 1,066 students, 20% FRL); Great Valley Hs (math 88%, 1,403 students, 18% FRL).
• Market conditions: Rents rising (+2.8%/yr); 168 active listings in the ZIP; high-income renter base; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent is only 17% of the median local income ($169k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 2.8% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.45% ✓
• Cap rate: 22.40%
• Cash-on-cash: 57.51%
• DSCR: 3.56
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: 55.7%
• Equity multiple: 3.45×
• Total profit: $68,673
• Equity at exit: $14,910

10-year hold

• IRR: 60.7%
• Equity multiple: 6.98×
• Total profit: $167,445
• Equity at exit: $8,646

Cash invested: $28,000 (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 19355

• Rents YoY: 2.8%
• Active inventory: 168
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,447 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,342

Break-even live

Break-even rent $749

Max offer price $100,000

Occupancy floor 40%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 35 DOM
2. 2026-06-17
   days on market $100,000 Active 34 DOM
3. 2026-06-16
   days on market $100,000 Active 33 DOM
4. 2026-06-15
   days on market $100,000 Active 32 DOM
5. 2026-06-13
   days on market $100,000 Active 30 DOM
6. 2026-06-13
   days on market $100,000 Active 29 DOM
7. 2026-06-09
   days on market $100,000 Active 26 DOM
8. 2026-06-08
   days on market $100,000 Active 25 DOM
9. 2026-06-07
   days on market $100,000 Active 24 DOM
10. 2026-06-04
    days on market $100,000 Active 21 DOM
11. 2026-06-03
    days on market $100,000 Active 20 DOM
12. 2026-06-02
    days on market $100,000 Active 19 DOM
13. 2026-06-01
    days on market $100,000 Active 18 DOM
14. 2026-05-31
    days on market $100,000 Active 17 DOM
15. 2026-05-15
    listed $100,000 Active
16. 2026-05-13
    historical $100,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $942 · $78/mo
• Expected delta: +$638/yr (+$53/mo · 210.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $29,366
• − Mortgage interest: −$5,602
• − Property taxes: −$303
• − Insurance: −$500
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − Depreciation: −$2,909
• Taxable income: $15,354
• Est. tax owed @ 24.0%: −$3,685
• After-tax cash flow: $12,418/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: Great Valley SD
• NCES district ID: 4210870
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 71% ▼ -14.00%
• Median HH income: $100,392
• Composite: 58.74/100
• National rank: #977
• State rank: #33 of 539 in PA

Livability — East Whiteland

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

Census & demographics

• County: Chester County · 432,350 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 29,425
• Household income: $169,417
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 510.0

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 (69%)
• Race & ethnicity: White 69% Asian 19% Hispanic / Latino 6% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 3% Slovak 2% Scotch-Irish 1%
• Foreign-born: 22% · China, Canada, South Korea
• Languages at home: 76% English-only · Other Indo-European 7% Other Asian/Pacific 6% Chinese 4%

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: ▼ -297.64%
• Current HPI: 280.8023
• Rent YoY: ▲ 2.77%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $100,000 BRIGHT MLS
• 2026-05-13 Coming Soon $100,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $303 · +2.8% YoY. Source: county tax records.