Sterling Plan

Upper Providence, PA 19063

$96,900B-

2 bd · 1.0 ba · 800 sqft · Built — · Manufactured · Active · 14 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,074/mo
• Mortgage (P&I): −$508
• Tax + insurance: −$162
• HOA: −$0
• Vac / Maint / Mgmt: −$436
• Net cashflow: $969/mo
• Annual: $11,630/yr
• Cap rate: 18.30%
• Cash-on-cash: 42.86%
• DSCR: 2.91
• 1% rule: 2.14%
• Cash to close: $27,132

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $97k. Condition is rated poor.
• 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).
• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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