CAVCO Beacon "A" Plan · Robinson, PA W2EWZ8

$97,900

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 56 Days on market

Good condition

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Step into comfort and style with this beautiful manufactured home at 1218 Sunset Dr, Hidden Valley. Built by Cavco, this Beacon model features 3 bedrooms, 2 bathrooms, and 1,493 sq. ft. of living space across a generous 28x56 layout. With its open floor plan, spacious kitchen, and thoughtful design, this home blends modern convenience with everyday comfort. Natural light and quality finishes create a warm, inviting atmosphere - perfect for both relaxing and entertaining. Located in the heart of Hidden Valley, this manufactured home offers the ideal balance of space, efficiency, and community living.

Key facts

• 2 parking spots
• Listed 56 days

Property features AI

Finance

• Other: Living area approximately 1,493
• Financial info: List price: $97,900

Exterior

• Parking: 2 parking spaces
• Utilities: Has heating; Has cooling
• Home design: Single-family plan (CAVCO Beacon "A")
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Other heating; Central air conditioning
• Interior features: Plan: CAVCO Beacon "A"

🏗️ New construction. The $97,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $95,500.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($660 loan paydown + $3k appreciation (3.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,963 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $95,500
• List price: $97,900
• Delta: 2.51%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Hilltop Dr	0.05mi	3/2.0	1,493 (0%)	2mo	$95,500	$64	96

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: 22.0%
• Equity multiple: 2.25×
• Total profit: $33,411
• Equity at exit: $42,941

10-year hold

• IRR: 23.0%
• Equity multiple: 4.30×
• Total profit: $88,308
• Equity at exit: $66,177

Cash invested: $26,740 (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 W2EWZ8

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$501
• Tax est. 1.5%: −$119 /mo · $1,432/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $344

Break-even live

Break-even rent $835

Max offer price $95,500

Occupancy floor 68%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $97,900 Active 56 DOM
2. 2026-06-17
   days on market $97,900 Active 55 DOM
3. 2026-06-16
   days on market $97,900 Active 54 DOM
4. 2026-06-15
   days on market $97,900 Active 53 DOM
5. 2026-06-13
   days on market $97,900 Active 51 DOM
6. 2026-06-09
   days on market $97,900 Active 47 DOM
7. 2026-06-08
   days on market $97,900 Active 46 DOM
8. 2026-06-07
   days on market $97,900 Active 45 DOM
9. 2026-06-05
   days on market $97,900 Active 42 DOM
10. 2026-06-03
    days on market $97,900 Active 41 DOM
11. 2026-06-02
    days on market $97,900 Active 40 DOM
12. 2026-06-01
    days on market $97,900 Active 39 DOM
13. 2026-05-31
    days on market $97,900 Active 38 DOM
14. 2026-04-23
    listed $97,900 Active 606-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,245
• − Mortgage interest: −$5,349
• − Property taxes: −$1,432
• − Insurance: −$478
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,778
• Taxable income: $2,768
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,460/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 · 13 photos

Good 80/100 Cosmetic rehab

This Cavco Beacon manufactured home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps home in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ 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: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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