97 Keystone Ct · Glenmoore, PA 19344

$89,500

3 bd · 2.0 ba · 800 sqft · Manufactured · 128 Days on market

Built 2021 Good condition $112/sqft · at area comps Est $86k · at est. ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +5.9/15.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must See!! Like-New 2021 3 bedroom, 2 bath mobile home with an open floor plan. Keystone Courts offeres community walking trails, playgrounds, and snow removal.

Key facts

• Built 2021
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 0.1% in Glenmoore — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Twin Valley SD (rural): math 52% / reading 65% proficiency, ranked #72 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $619 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.34% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.66%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $86,419
• List price: $89,500
• Delta: 3.57%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $7,666
• Equity at exit: $13,345

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $35,240
• Equity at exit: $7,738

Cash invested: $25,060 (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 19344

• Home prices YoY: -7.5%
• Active inventory: 46
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $348

Break-even live

Break-even rent $760

Max offer price $89,500

Occupancy floor 66%

Sensitivity live

Price	-10% $399	-5% $373	+0% $348	+5% $323	+10% $297
Rent	-10% $253	-5% $301	+0% $348	+5% $395	+10% $443
Rate	-1.0pp $393	-0.5pp $371	base $348	+0.5pp $325	+1.0pp $301

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Mark Rd Honey Brook, PA	2.0	2.0	880	$1,200	$1.36	2d	1	0.13mi

Listing history 4 events

1. 2026-05-20
   status Pending 160-char remark

   Show marketing remark (160 chars)

   Must See!! Like-New 2021 3 bedroom, 2 bath mobile home with an open floor plan. Keystone Courts offeres community walking trails, playgrounds, and snow removal.

2. 2026-03-25
   price $89,500 160-char remark

   Show marketing remark (160 chars)

   Must See!! Like-New 2021 3 bedroom, 2 bath mobile home with an open floor plan. Keystone Courts offeres community walking trails, playgrounds, and snow removal.

3. 2026-01-30
   price $91,500 160-char remark

   Show marketing remark (160 chars)

   Must See!! Like-New 2021 3 bedroom, 2 bath mobile home with an open floor plan. Keystone Courts offeres community walking trails, playgrounds, and snow removal.

4. 2026-01-12
   listed $99,500 Active 160-char remark

   Show marketing remark (160 chars)

   Must See!! Like-New 2021 3 bedroom, 2 bath mobile home with an open floor plan. Keystone Courts offeres community walking trails, playgrounds, and snow removal.

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,267 · $106/mo
• Expected delta: +$147/yr (+$12/mo · 13.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$5,013
• − Property taxes: −$1,121
• − Insurance: −$448
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,604
• Taxable income: $2,911
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $3,477/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

Good 80/100 Cosmetic rehab

This 2021 manufactured home is in good condition with minimal maintenance required. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Improves curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Improves curb appeal and can increase both resale and rental value ↑

ⓘ 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: Twin Valley SD
• NCES district ID: 4224000
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $71,916
• Composite: 51.88/100
• National rank: #1655
• State rank: #72 of 539 in PA

Livability — Glenmoore

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

Census & demographics

• Population (ZIP): 12,910

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Romanian 2% Polish 2% Iranian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 80% English-only · German/W. Germanic 16% Spanish 2% Other Indo-European 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: ▼ -22.79%
• Current HPI: 281.2501
• 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

Price history

-10.1% since first listed

4 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $89,500 BRIGHT MLS
• 2026-01-30 Price Changed $91,500 BRIGHT MLS
• 2026-01-12 Listed $99,500 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2026): $1,121 · -1.5% YoY. Source: county tax records.