203 High Point Ln · West Caln, PA 19320

$130,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 10 Days on market

Built 1996 1.00 ac lot $72/sqft · 71% below area $475/mo HOA · 20% of rent

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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
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and well-maintained 3-bedroom, 2 full bath manufactured home, situated on a beautiful 1 acre+ lot with a mix of open space and partial woods for added privacy. This home offers comfortable one-floor living with a functional layout, featuring multiple living spaces and plenty of natural light throughout. Enjoy outdoor living with a brand new front deck, coupled with a rear deck and fully fenced yard for the pets, perfect for relaxing or entertaining, along with a bright and heated enclosed sunroom that extends your living space year-round. In addition to upgraded hard wood flooring, the property includes an oversized private drive and is tucked within a quiet neighbo

Key facts

• 1 acre lot
• 6 parking spots
• Built 1996

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed (cats and dogs OK)
• Financial info: Property manager present; Ownership on ground rent; Annual ground rent listed in income/expense
• HOA & community: Ground rent $475 per month; HOA/association fee $475 monthly

Exterior

• Parking: Driveway parking for 6 vehicles (total 6 garage/parking spaces)
• Utilities: Public water; On-site septic; 200+ amp electric service; Electric hot water; Propane available; Electric available
• Home design: Manufactured home (double-wide, model LH340A by Colony Homes); Estimated year built; Above-grade finished living area approximately 1,800 (estimated)
• Construction: Mixed construction materials; Asphalt roof; Above-grade other structures
• Exterior features: Accessible with 2+ access exits; Main-level ramp; Ground rent exists (paid monthly)

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Other heating system; Electric and owned propane heating fuel; Central air conditioning
• Interior features: Drywall walls and ceilings; Has 2 fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Coatesville Area SD (suburban): math 18% / reading 31% proficiency, ranked #457 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 253 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).
• This rent runs 32% of the median local income ($91k/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 $899 of loan paydown is wiped out by about $4k 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 + 4.8% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $130,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.86% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.22%
• DSCR: 1.86
• GRM: 4.5

CMA / ARV

• ARV (median comp): $454,261
• List price: $130,000
• Delta: -71.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.57×
• Total profit: $20,871
• Equity at exit: $19,383

10-year hold

• IRR: 24.5%
• Equity multiple: 3.37×
• Total profit: $86,403
• Equity at exit: $11,240

Cash invested: $36,400 (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 19320

• Rents YoY: 4.8%
• Active inventory: 253
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,418 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$54
• HOA: −$475
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $583

Break-even live

Break-even rent $1,680

Max offer price $130,000

Occupancy floor 71%

Sensitivity live

Price	-10% $657	-5% $620	+0% $583	+5% $546	+10% $509
Rent	-10% $392	-5% $487	+0% $583	+5% $678	+10% $774
Rate	-1.0pp $648	-0.5pp $616	base $583	+0.5pp $549	+1.0pp $515

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 N Sandy Hill Rd Coatesville, PA	4.0	3.0	2184	$3,250	$1.49	45d	1	1.42mi

HOA detail

• Monthly dues: $475 · $5,700/yr

Listing history 2 events

1. 2026-05-11
   listed $130,000 Active 1237-char remark
2. 2026-05-08
   historical $130,000 1237-char remark

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: +$328/yr (+$27/mo · 23.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 11 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,019
• − Mortgage interest: −$7,282
• − Property taxes: −$1,399
• − Insurance: −$650
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − HOA: −$5,700
• − Depreciation: −$3,782
• Taxable income: $5,563
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $5,660/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: Coatesville Area SD
• NCES district ID: 4206240
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $66,753
• Composite: 23.19/100
• National rank: #7944
• State rank: #457 of 539 in PA

Livability — West Caln

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): 55,941
• Household income: $90,601
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 1480.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 17% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Russian/Polish/Slavic 0%

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: ▼ -195.38%
• Current HPI: 274.045
• Rent YoY: ▲ 4.82%
• 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

3 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-11 Listed $130,000 BRIGHT MLS
• 2026-05-08 Coming Soon $130,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $1,399 · +2.9% YoY. Source: county tax records.