68 Ashwood Ln · Phoenixville, PA 19460

$123,000

3 bd · 2.0 ba · 880 sqft · Manufactured · 60 Days on market

Built 2021 $140/sqft · 66% below area

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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 +4.9/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new single wide manufactured home for sale in Spring Meadows community of Schuylkill township. The Topaz model by Clayton homes offers 880 square feet square feet of interior living space along with modern design concepts and energy efficiency. 1 year manufactures warranty. The interior offers a spacious open living room, eat-in kitchen and pantry laundry room. The kitchen features recessed lighting, dishwasher, gas stove and ample workspace. The rear of the house has the main bedroom with access to a full bathroom and closet. The front of the home has 2 bedrooms and hallway bathroom. . Energy efficient construction throughout. Central air in the process of being connected. Spring Meadows has a monthly lot rent of $570 and includes common area maintenance, trash removal and snow removal from the roadway. Dogs are an additional $15 per month per dog and breed restrictions do apply. Buyer must be approved by Sentry Property Management to purchase the home. Annual real estate taxes of $1,800 are estimated.

Key facts

• Open floor plan
• Durable construction
• Energy efficiency

Tags

• OPEN FLOOR PLAN
• DURABLE CONSTRUCTION
• ENERGY EFFICIENCY
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Ownership interest: Ground rent; Property condition reported as good
• Financial info: Ground rent: $891 monthly; Income/expense listing references annual ground rent
• HOA & community: Association fee includes trash and common area maintenance; Located in Spring Meadows park

Exterior

• Parking: Parking lot with 2 spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer; No municipal trash service
• Home design: Manufactured home (single wide); Model: Topaz by Clayton Homes; Estimated year built; Pitched shingle roof; Facing direction not specified; Entry level details not specified
• Construction: Vinyl siding; Double-pane insulated windows; Above-grade and below-grade structures noted
• Exterior features: Not in a federal flood zone; Property managed by a property manager; Pets allowed with breed restrictions and pet addendum/deposit; Ground rent exists (paid monthly)

Interior

• Kitchen: Refrigerator; Dishwasher; Gas range/oven
• Bedrooms: 3 bedrooms on the main level; Rooms include: Living Room, Bedroom 1, Bedroom 2, Bedroom 3, Kitchen
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; 100 amp electric service with circuit breakers; Electric hot water
• Interior features: Open floor plan; Combination kitchen and dining area; Pantry; Recessed lighting; Tub with shower; Window treatments; Paneled walls; ENERGY STAR qualified doors; Six-panel doors; Storm doors
• Laundry & utility: Laundry on the main floor

🏷️ Possibly a rental listed for sale. The $123,000 price doesn't fit this home's estimated sale value (~$357,092) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $123k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.6% in Phoenixville — 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 91/100 on livability (#11 in PA, #48 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+.
• Phoenixville Area SD (suburban): math 44% / reading 66% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Schuylkill El Sch (math 53% / reading 66%, grade B-, #377 of 1,518 statewide, top 28%, 453 students, 28% FRL); Phoenixville Area Ms (math 22% / reading 68%, grade D, #187 of 512 statewide, top 38%, 937 students, 32% FRL); Phoenixville Area Hs (math 78% / reading 75%, grade A-, #24 of 437 statewide, top 5%, 1,272 students, 27% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 171 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $850 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 + 5.6% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $97k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.74% ✓
• Cap rate: 14.97%
• Cash-on-cash: 30.99%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $357,092
• List price: $123,000
• Delta: -65.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.63% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.23×
• Total profit: $42,532
• Equity at exit: $18,340

10-year hold

• IRR: 37.5%
• Equity multiple: 4.92×
• Total profit: $135,161
• Equity at exit: $10,635

Cash invested: $34,440 (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 19460

• Rents YoY: 5.6%
• Active inventory: 171
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$645
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $889

Break-even live

Break-even rent $1,014

Max offer price $123,000

Occupancy floor 53%

Sensitivity live

Price	-10% $959	-5% $924	+0% $889	+5% $855	+10% $820
Rent	-10% $720	-5% $805	+0% $889	+5% $974	+10% $1,059
Rate	-1.0pp $951	-0.5pp $921	base $889	+0.5pp $858	+1.0pp $825

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,897	$2.05	20d	1	0.21mi
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,897	$2.05	16d	1	0.21mi
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,647	$1.78	18d	1	0.21mi
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,847	$2.00	19d	1	0.21mi
1070 W Bridge St Phoenixville, PA	1.0–2.0	1.0	700	$1,700	$2.43	0d	3	0.32mi
1401 Eland Downe Phoenixville, PA	2.0–3.0	1.5–2.5	1050	$3,150	$3.00	0d	1	0.47mi
495 Nutt Rd Phoenixville, PA	1.0–2.0	1.0	784	$1,950	$2.49	0d	8	0.81mi
723 Wheatland St Phoenixville, PA	2.0	2.0	827	$2,725	$3.30	0d	12	0.90mi
530 Washington Ave #2 Phoenixville, PA	2.0	1.0	800	$2,195	$2.74	26d	1	0.90mi
383 Westridge Cir Phoenixville, PA	2.0	2.0	1114	$2,495	$2.24	45d	1	1.00mi
312 Milligan St Phoenixville, PA	3.0	1.0	1064	$2,650	$2.49	45d	1	1.06mi
600 Gay St Unit B4 Phoenixville, PA	2.0	1.0	1100	$1,791	$1.63	26d	1	1.15mi
909 Westridge Gardens Way Phoenixville, PA	1.0–2.0	1.0–1.5	955	$2,500	$2.62	3d	6	1.15mi
214 Gay St Apt 2 Phoenixville, PA	2.0	1.0	800	$1,700	$2.12	7d	1	1.18mi
963 Skylar Ct Phoenixville, PA	2.0	1.5	1114	$2,690	$2.41	45d	1	1.23mi
252 Morgan St Unit 106 Phoenixville, PA	2.0	1.0	900	$1,895	$2.11	26d	1	1.24mi
21 Gay St Unit 302 Phoenixville, PA	2.0	1.0	821	$2,195	$2.67	45d	1	1.30mi
724 Main St Unit 3 Phoenixville, PA	2.0	1.0	1000	$1,895	$1.90	0d	1	1.31mi
724 Main St Unit 3 Phoenixville, PA	2.0	1.0	1100	$2,100	$1.91	26d	1	1.31mi
724 Main St Unit 3 Phoenixville, PA	2.0	1.0	1000	$1,895	$1.90	45d	1	1.31mi
305 S Main St Unit 5 Phoenixville, PA	2.0	1.0	900	$2,200	$2.44	3d	1	1.35mi
305 S Main St Unit 3 Phoenixville, PA	2.0	1.0	900	$2,300	$2.56	45d	1	1.35mi
154 Bridge St Unit D Phoenixville, PA	2.0	1.0	827	$2,000	$2.42	45d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $123,000 Active 60 DOM
2. 2026-06-18
   days on market $123,000 Active 57 DOM
3. 2026-06-17
   days on market $123,000 Active 56 DOM
4. 2026-06-16
   days on market $123,000 Active 55 DOM
5. 2026-06-15
   days on market $123,000 Active 54 DOM
6. 2026-06-13
   days on market $123,000 Active 52 DOM
7. 2026-06-13
   days on market $123,000 Active 51 DOM
8. 2026-06-09
   days on market $123,000 Active 48 DOM
9. 2026-06-08
   days on market $123,000 Active 47 DOM
10. 2026-06-07
    days on market $123,000 Active 46 DOM
11. 2026-06-04
    days on market $123,000 Active 43 DOM
12. 2026-06-03
    days on market $123,000 Active 42 DOM
13. 2026-06-02
    days on market $123,000 Active 41 DOM
14. 2026-06-01
    days on market $123,000 Active 40 DOM
15. 2026-05-31
    days on market $123,000 Active 39 DOM
16. 2026-04-22
    listed $125,000 Active 1568-char remark
17. 2021-07-23
    soldstatus $97,000 Closed 1024-char remark

    Show marketing remark (1024 chars)

    Brand new single wide manufactured home for sale in Spring Meadows community of Schuylkill township. The Topaz model by Clayton homes offers 880 square feet square feet of interior living space along with modern design concepts and energy efficiency. 1 year manufactures warranty. The interior offers a spacious open living room, eat-in kitchen and pantry laundry room. The kitchen features recessed lighting, dishwasher, gas stove and ample workspace. The rear of the house has the main bedroom with access to a full bathroom and closet. The front of the home has 2 bedrooms and hallway bathroom. . Energy efficient construction throughout. Central air in the process of being connected. Spring Meadows has a monthly lot rent of $570 and includes common area maintenance, trash removal and snow removal from the roadway. Dogs are an additional $15 per month per dog and breed restrictions do apply. Buyer must be approved by Sentry Property Management to purchase the home. Annual real estate taxes of $1,800 are estimated.

18. 2021-07-14
    status Pending 1024-char remark

    Show marketing remark (1024 chars)

    Brand new single wide manufactured home for sale in Spring Meadows community of Schuylkill township. The Topaz model by Clayton homes offers 880 square feet square feet of interior living space along with modern design concepts and energy efficiency. 1 year manufactures warranty. The interior offers a spacious open living room, eat-in kitchen and pantry laundry room. The kitchen features recessed lighting, dishwasher, gas stove and ample workspace. The rear of the house has the main bedroom with access to a full bathroom and closet. The front of the home has 2 bedrooms and hallway bathroom. . Energy efficient construction throughout. Central air in the process of being connected. Spring Meadows has a monthly lot rent of $570 and includes common area maintenance, trash removal and snow removal from the roadway. Dogs are an additional $15 per month per dog and breed restrictions do apply. Buyer must be approved by Sentry Property Management to purchase the home. Annual real estate taxes of $1,800 are estimated.

19. 2021-06-09
    listed $99,000 Active 1024-char remark

    Show marketing remark (1024 chars)

    Brand new single wide manufactured home for sale in Spring Meadows community of Schuylkill township. The Topaz model by Clayton homes offers 880 square feet square feet of interior living space along with modern design concepts and energy efficiency. 1 year manufactures warranty. The interior offers a spacious open living room, eat-in kitchen and pantry laundry room. The kitchen features recessed lighting, dishwasher, gas stove and ample workspace. The rear of the house has the main bedroom with access to a full bathroom and closet. The front of the home has 2 bedrooms and hallway bathroom. . Energy efficient construction throughout. Central air in the process of being connected. Spring Meadows has a monthly lot rent of $570 and includes common area maintenance, trash removal and snow removal from the roadway. Dogs are an additional $15 per month per dog and breed restrictions do apply. Buyer must be approved by Sentry Property Management to purchase the home. Annual real estate taxes of $1,800 are estimated.

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,602 · $133/mo
• Expected delta: +$342/yr (+$28/mo · 27.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,682
• − Mortgage interest: −$6,890
• − Property taxes: −$1,260
• − Insurance: −$615
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$3,578
• Taxable income: $9,230
• Est. tax owed @ 24.0%: −$2,215
• After-tax cash flow: $8,458/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: Phoenixville Area SD
• NCES district ID: 4219050
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $74,870
• Composite: 49.22/100
• National rank: #2038
• State rank: #88 of 539 in PA

Livability — Phoenixville

• Score: 91/100
• State rank: #11
• US rank: #48

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• City population: 45,423
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,423
• Household income: $124,050
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1021.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Chinese 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: ▼ -269.54%
• Current HPI: 280.8622
• Rent YoY: ▲ 5.63%
• 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

+24.2% since first listed

5 events — show timeline

• 2026-05-30 Price Changed $123,000 BRIGHT MLS
• 2026-04-22 Listed $125,000 BRIGHT MLS
• 2021-07-23 Sold (MLS) $97,000 BRIGHT MLS
• 2021-07-14 Pending — BRIGHT MLS
• 2021-06-09 Listed $99,000 BRIGHT MLS

Property tax history

+25.6%/yr

Latest (2026): $1,260 · +4.4% YoY. Source: county tax records.