Sterling Plan · Upper Providence, PA 19063

$96,900

2 bd · 1.0 ba · 800 sqft · Manufactured · 14 Days on market

Poor condition

---

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 +6.0/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Listed 14 days

Property features AI

Finance

• Financial info: List price $96,900

Exterior

• Home design: Plan home (Sterling)
• Exterior features: Living area approximately 800

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Plan name: Sterling

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $97k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rose Tree Media SD (suburban): math 54% / reading 79% proficiency, ranked #28 of 539 in PA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 126 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $670 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $96,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.14% ✓
• Cap rate: 18.30%
• Cash-on-cash: 42.86%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.91% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.61×
• Total profit: $43,806
• Equity at exit: $14,448

10-year hold

• IRR: 44.4%
• Equity multiple: 5.01×
• Total profit: $108,721
• Equity at exit: $8,378

Cash invested: $27,132 (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 19063

• Rents YoY: 1.9%
• Active inventory: 126
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$508
• Tax est. 1.5%: −$121 /mo · $1,454/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $969

Break-even live

Break-even rent $848

Max offer price $96,900

Occupancy floor 48%

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Media Station Rd Unit A106 Media, PA	1.0	1.0	755	$1,980	$2.62	43d	1	0.32mi
30 E Jefferson St Media, PA	1.0	1.0	705	$1,447	$2.05	5d	1	0.50mi
420 W Jefferson St Unit B Media, PA	2.0	1.0	800	$1,615	$2.02	43d	1	0.50mi
402 Wallingford Ave Media, PA	2.0	1.0	1000	$2,595	$2.60	16d	1	0.50mi
418 W Jefferson St Unit 1 Media, PA	2.0	1.0	640	$1,595	$2.49	1d	1	0.51mi
302 S Orange St Unit First floor Media, PA	1.0	1.0	700	$2,000	$2.86	43d	1	0.53mi
302 S Orange St Media, PA	2.0	1.0	850	$2,500	$2.94	1d	1	0.53mi
407 Emerald St Media, PA	3.0	1.0	1050	$2,750	$2.62	23d	1	0.62mi
448 Vernon St Media, PA	2.0	1.0	656	$2,015	$3.07	2d	1	0.63mi
100 W Front St Unit 2B Media, PA	2.0	1.0	1000	$3,050	$3.05	4d	1	0.71mi
100 W Front St Unit 1A Media, PA	1.0	1.0	750	$2,400	$3.20	43d	1	0.71mi
100 W Front St Unit 3A Media, PA	1.0	1.0	750	$2,150	$2.87	11d	1	0.71mi
306 E Front St Unit 2ND FLOOR Media, PA	1.0	1.0	900	$2,075	$2.31	24d	1	0.87mi
412 N Jackson St Media, PA	2.0	1.0	925	$2,500	$2.70	1d	1	0.96mi
27 Wallingford Ave Unit D-2 Wallingford, PA	2.0	1.0	1000	$1,750	$1.75	5d	1	1.05mi
317 Mount Alverno Rd Media, PA	2.0	1.0	1000	$1,750	$1.75	43d	1	1.32mi
809 N Providence Rd Media, PA	2.0	1.5	980	$2,250	$2.30	12d	1	1.34mi

Listing history 9 events

1. 2026-06-18
   days on market $96,900 Active 14 DOM
2. 2026-06-17
   days on market $96,900 Active 13 DOM
3. 2026-06-16
   days on market $96,900 Active 12 DOM
4. 2026-06-15
   days on market $96,900 Active 11 DOM
5. 2026-06-13
   days on market $96,900 Active 9 DOM
6. 2026-06-13
   days on market $96,900 Active 8 DOM
7. 2026-06-09
   days on market $96,900 Active 5 DOM
8. 2026-06-08
   days on market $96,900 Active 4 DOM
9. 2026-06-07
   listed $96,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,894
• − Mortgage interest: −$5,428
• − Property taxes: −$1,454
• − Insurance: −$484
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$2,819
• Taxable income: $10,726
• Est. tax owed @ 24.0%: −$2,574
• After-tax cash flow: $9,056/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

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates across all systems and areas, significantly impacting its value and marketability.

Repairs flagged

• Major roof — No visible roof structure
• Major exterior — No visible siding or paint
• Major flooring — No visible flooring
• Major interior walls/paint — No visible interior walls or paint
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major systems — No visible HVAC or mechanical systems
• Major landscaping/curb appeal — No visible landscaping or curb appeal

Value-add opportunities

• Both roof replacement — Critical to the home's structural integrity and appearance
• Both exterior siding and paint — Improves curb appeal and home value
• Both flooring and interior walls/paint — Enhances the home's livability and aesthetic appeal
• Both bathroom and kitchen updates — Modernizes the home and increases its marketability
• Both HVAC and mechanical systems — Ensures comfort and energy efficiency
• Both landscaping and curb appeal — Enhances the home's curb appeal and overall aesthetic

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof structure	Major	$15,000–50,000
exterior · No visible siding or paint	Major	$15,000–50,000
flooring · No visible flooring	Major	$15,000–50,000
interior walls/paint · No visible interior walls or paint	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
systems · No visible HVAC or mechanical systems	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping or curb appeal	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both roof replacement — Critical to the home's structural integrity and appearance ↑
• Both exterior siding and paint — Improves curb appeal and home value ↑
• Both flooring and interior walls/paint — Enhances the home's livability and aesthetic appeal ↑
• Both bathroom and kitchen updates — Modernizes the home and increases its marketability ↑
• Both HVAC and mechanical systems — Ensures comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances the home's curb appeal and overall aesthetic ↑

ⓘ 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: Rose Tree Media SD
• NCES district ID: 4220550
• Math proficiency: 54% ▼ -11.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $86,643
• Composite: 59.87/100
• National rank: #887
• State rank: #28 of 539 in PA

Livability — Upper Providence

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

Census & demographics

• County: Delaware County · 399,863 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 38,172
• Household income: $127,368
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1358.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 577,490 people
• By 2030: 581,243 · +0.6%
• By 2040: 584,700 · +1.2%
• By 2050: 586,581 · +1.6%
• By 2075: 598,706 · +3.7%
• By 2100: 590,823 · +2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 8% Black 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Asian/Pacific 2% Chinese 2% Spanish 2%

Political lean MEDSL · Delaware

• 2024 margin: Strong D (+23.7) · D 61.4% · R 37.6% · Other 1.0%
• 2008→2024 swing: +2.3pp toward D · 2008: 21.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+26.7 2016: D+22.0 2012: D+21.8 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -310.16%
• Current HPI: 304.78
• Rent YoY: ▲ 1.91%
• 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