320 Hampshire Ave · Lorane, PA 19606

$120,000

3 bd · 1.5 ba · 980 sqft · Manufactured public records · 38 Days on market

Built 1990 $122/sqft · 37% above area Est $87k · 37% over

---

Why this score? — see what drove the C+ 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
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! CASH ONLY! This Exeter mobile home in the lovely Lincolnwood community has a spacious living area with vaulted ceilings, an open floor plan, spacious kitchen, 3 bedrooms, and 1.5 baths. Subfloors need to be replaced throughout. Significant work needed. Estate sale - sold as-is, where-is. The lot rent includes water, sewer, trash and recycling. This community is just off Rt. 422 with easy access to restaurants, shopping, schools, hospitals and much more. Buyer must be pre-approved by community management.

Key facts

• Built 1990
• Listed 37 days

Property features AI

Finance

• Other: Pets allowed with breed restrictions and number limits
• Financial info: Ownership is ground rent; Improvement assessed value listed
• HOA & community: Ground rent of $710 paid monthly; Property manager present

Exterior

• Parking: Parking lot
• Security:
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Estimated year built
• Construction: Frame construction
• Exterior features: Not in a federal flood zone; Above grade and below grade structures noted

Interior

• Kitchen:
• Bedrooms: Three bedrooms on the main level
• Flooring:
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.0% in Lorane — 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 75/100 on livability (#428 in PA, #3,912 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Exeter Township SD (suburban): math 41% / reading 60% proficiency, ranked #141 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.66% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.72%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (median comp): $87,433
• List price: $120,000
• Delta: 37.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Hampshire Ave	0.03mi	3/1.5	980 (0%)	10mo	$75,900	$77	90

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.0%
• Equity multiple: 1.95×
• Total profit: $31,756
• Equity at exit: $17,892

10-year hold

• IRR: 31.0%
• Equity multiple: 3.78×
• Total profit: $93,559
• Equity at exit: $10,375

Cash invested: $33,600 (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 19606

• Active inventory: 166
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $804

Break-even live

Break-even rent $970

Max offer price $120,000

Occupancy floor 55%

Sensitivity live

Price	-10% $872	-5% $838	+0% $804	+5% $770	+10% $736
Rent	-10% $647	-5% $726	+0% $804	+5% $883	+10% $961
Rate	-1.0pp $864	-0.5pp $835	base $804	+0.5pp $773	+1.0pp $741

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Buddies Pl Birdsboro, PA	3.0	2.0	1040	$2,400	$2.31	13d	1	0.92mi

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 38 DOM
2. 2026-06-18
   days on market $120,000 Active 35 DOM
3. 2026-06-17
   days on market $120,000 Active 34 DOM
4. 2026-06-16
   days on market $120,000 Active 33 DOM
5. 2026-06-15
   days on market $120,000 Active 32 DOM
6. 2026-06-14
   days on market $120,000 Active 30 DOM
7. 2026-06-13
   days on market $120,000 Active 29 DOM
8. 2026-06-10
   days on market $120,000 Active 27 DOM
9. 2026-06-09
   days on market $120,000 Active 26 DOM
10. 2026-06-08
    days on market $120,000 Active 25 DOM
11. 2026-06-07
    days on market $120,000 Active 24 DOM
12. 2026-06-02
    days on market $120,000 Active 19 DOM
13. 2026-06-01
    days on market $120,000 Active 18 DOM
14. 2026-05-31
    days on market $120,000 Active 17 DOM
15. 2026-05-30
    days on market $120,000 Active 16 DOM
16. 2026-05-15
    listed $120,000 Active 901-char remark
17. 2026-05-06
    historical $120,000 901-char remark
18. 2026-01-26
    soldstatus $25,000 Closed 525-char remark

    Show marketing remark (525 chars)

    Priced to sell! CASH ONLY! This Exeter mobile home in the lovely Lincolnwood community has a spacious living area with vaulted ceilings, an open floor plan, spacious kitchen, 3 bedrooms, and 1.5 baths. Subfloors need to be replaced throughout. Significant work needed. Estate sale - sold as-is, where-is. The lot rent includes water, sewer, trash and recycling. This community is just off Rt. 422 with easy access to restaurants, shopping, schools, hospitals and much more. Buyer must be pre-approved by community management.

19. 2026-01-15
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Priced to sell! CASH ONLY! This Exeter mobile home in the lovely Lincolnwood community has a spacious living area with vaulted ceilings, an open floor plan, spacious kitchen, 3 bedrooms, and 1.5 baths. Subfloors need to be replaced throughout. Significant work needed. Estate sale - sold as-is, where-is. The lot rent includes water, sewer, trash and recycling. This community is just off Rt. 422 with easy access to restaurants, shopping, schools, hospitals and much more. Buyer must be pre-approved by community management.

20. 2026-01-09
    listed $25,000 Active 525-char remark

    Show marketing remark (525 chars)

    Priced to sell! CASH ONLY! This Exeter mobile home in the lovely Lincolnwood community has a spacious living area with vaulted ceilings, an open floor plan, spacious kitchen, 3 bedrooms, and 1.5 baths. Subfloors need to be replaced throughout. Significant work needed. Estate sale - sold as-is, where-is. The lot rent includes water, sewer, trash and recycling. This community is just off Rt. 422 with easy access to restaurants, shopping, schools, hospitals and much more. Buyer must be pre-approved by community management.

21. 2020-08-14
    soldstatus $14,999 Closed

    Show marketing remark (237 chars)

    Great potential in this priced to sell Exeter mobile home! Spacious living area with vaulted ceilings. Open kitchen concept with island seating. Three nice sized bedrooms with two full bathrooms. A little TLC will have this home shining!

22. 2020-08-06
    historical Active Under Contract

    Show marketing remark (237 chars)

    Great potential in this priced to sell Exeter mobile home! Spacious living area with vaulted ceilings. Open kitchen concept with island seating. Three nice sized bedrooms with two full bathrooms. A little TLC will have this home shining!

23. 2020-07-31
    listed $14,999 Active

    Show marketing remark (237 chars)

    Great potential in this priced to sell Exeter mobile home! Spacious living area with vaulted ceilings. Open kitchen concept with island seating. Three nice sized bedrooms with two full bathrooms. A little TLC will have this home shining!

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$424/yr (+$35/mo · 40.5%)

ⓘ 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 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $23,857
• − Mortgage interest: −$6,722
• − Property taxes: −$1,047
• − Insurance: −$600
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$3,491
• Taxable income: $8,180
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $7,685/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: Exeter Township SD
• NCES district ID: 4209480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -11.00%
• Median HH income: $71,744
• Composite: 45.21/100
• National rank: #2669
• State rank: #141 of 539 in PA

Livability — Lorane

• Score: 75/100
• State rank: #428
• US rank: #3912

Category grades

Amenities F Commute F 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

• Census place: Lorane, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.56%
• Current HPI: 283.6138
• Rent YoY: —
• Metro: Reading, PA
• 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

+700.1% since first listed

8 events — show timeline

• 2026-05-15 Listed $120,000 BRIGHT MLS
• 2026-05-06 Coming Soon $120,000 BRIGHT MLS
• 2026-01-26 Sold (MLS) $25,000 BRIGHT MLS
• 2026-01-15 Pending — BRIGHT MLS
• 2026-01-09 Listed $25,000 BRIGHT MLS
• 2020-08-14 Sold (MLS) $14,999 BRIGHT MLS
• 2020-08-06 Contingent — BRIGHT MLS
• 2020-07-31 Listed $14,999 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $1,047 · +0.5% YoY. Source: county tax records.