312 Hampshire Ave · Exeter, PA 19606

$89,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 101 Days on market

Built 2021 Good condition $85/sqft · 28% above area Est $70k · 28% over ↓ 22% since listing

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Why this score? — see what drove the C+ 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
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

Key facts

• 2 parking spots
• Built 2021
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 4.1% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• This rent runs 30% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.40% ✓
• Cap rate: 20.97%
• Cash-on-cash: 52.43%
• DSCR: 3.33
• GRM: 3.5

CMA / ARV

• ARV (median comp): $69,966
• List price: $89,900
• Delta: 28.49%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Hampshire Ave	0.14mi	3/1.5	980 (-7%)	10mo	$75,900	$77	71

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: 50.4%
• Equity multiple: 3.20×
• Total profit: $55,501
• Equity at exit: $13,404

10-year hold

• IRR: 55.8%
• Equity multiple: 6.51×
• Total profit: $138,619
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,100

Break-even live

Break-even rent $768

Max offer price $89,900

Occupancy floor 44%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Buddies Pl Birdsboro, PA	3.0	2.0	1040	$2,400	$2.31	12d	1	0.79mi
97 Wessex Ct Unit 97 Reading, PA	3.0	3.0	1473	$2,200	$1.49	43d	1	1.40mi

Listing history 11 events

1. 2026-05-09
   status Pending 943-char remark

   Show marketing remark (943 chars)

   Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

2. 2026-04-18
   status Active 943-char remark

   Show marketing remark (943 chars)

   Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

3. 2026-04-06
   status Pending 943-char remark

   Show marketing remark (943 chars)

   Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

4. 2026-03-10
   price $89,900 943-char remark

   Show marketing remark (943 chars)

   Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

5. 2026-02-21
   price $94,900 943-char remark

   Show marketing remark (943 chars)

   Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

6. 2026-01-17
   listed $99,900 Active 943-char remark

   Show marketing remark (943 chars)

   Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

7. 2026-01-14
   historical $99,900 943-char remark

   Show marketing remark (943 chars)

   Welcome to this like-new 2021 manufactured home located in the desirable Lincolnwood Park community within the Exeter School District. Offering 3 bedrooms, 2 full bathrooms, and 1,056 sq. ft. of thoughtfully designed living space, this home delivers modern style with easy, low-maintenance living. A thoughtfully planned open layout creates a bright, comfortable living space that feels both functional and inviting. Central air, a new deck, and all appliances included add to the home’s move-in ready appeal and everyday comfort. Tucked behind other homes and set back from the road, this property enjoys a more secluded setting with a dedicated walkway that provides convenient access while enhancing privacy. With newer construction, clean finishes, and a well-planned layout, this home is an excellent opportunity to enjoy modern living in a welcoming community. Lot rent is $678/month and includes water, trash, and pro-rated sewer.

8. 2025-12-15
   historical
9. 2025-11-24
   price $99,900
10. 2025-11-02
    price $108,000
11. 2025-10-15
    listed $115,000 Active

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$121/yr (+$10/mo · 10.3%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $25,926
• − Mortgage interest: −$5,036
• − Property taxes: −$1,178
• − Insurance: −$450
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$2,615
• Taxable income: $12,500
• Est. tax owed @ 24.0%: −$3,000
• After-tax cash flow: $10,197/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2021 manufactured home in Exeter PA is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and long-term durability.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New roof inspection — Ensures long-term durability and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New roof inspection — Ensures long-term durability and value ↑

ⓘ 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: 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: Lorane, 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

-21.8% since first listed

11 events — show timeline

• 2026-05-09 Pending — BRIGHT MLS
• 2026-04-18 Relisted — BRIGHT MLS
• 2026-04-06 Pending — BRIGHT MLS
• 2026-03-10 Price Changed $89,900 BRIGHT MLS
• 2026-02-21 Price Changed $94,900 BRIGHT MLS
• 2026-01-17 Listed $99,900 BRIGHT MLS
• 2026-01-14 Coming Soon $99,900 BRIGHT MLS
• 2025-12-15 Listing Removed — BRIGHT MLS
• 2025-11-24 Price Changed $99,900 BRIGHT MLS
• 2025-11-02 Price Changed $108,000 BRIGHT MLS
• 2025-10-15 Listed $115,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $1,178 · +0.5% YoY. Source: county tax records.