164 Sycamore Dr · Honey Brook, PA 19344

$165,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 60 Days on market

Manufactured home Built 2026 Good condition $123/sqft · 15% below area Est $195k · 15% under

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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 +16.0/30.0
• ARV discount +14.4/15.0
• Schools +6.7/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -4.7

Listing remarks

Welcome to Honey Ridge, a vibrant new residential community now open in Honeybrook, Pennsylvania! This thoughtfully planned neighborhood features high-quality manufactured homes that combine affordability, style, and functionality. With beautifully designed 2- and 3-bedroom floor plans starting at just $135,000, Honey Ridge makes homeownership accessible for all ages seeking a modern, budget-friendly place to call home. Honey Ridge is more than just a neighborhood—it's a lifestyle. Residents enjoy contemporary, energy-efficient homes along with a host of community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more.

Key facts

• Walking trail
• Community amenities
• Two playgrounds

Tags

• WALKING TRAIL
• TWO PLAYGROUNDS
• SERENITY GARDEN
• COMMUNITY AMENITIES
• ENERGY EFFICIENT HOMES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $82 ($978/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (6.3% below list).
• Recommended offer: $155k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Honey Brook — 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 73/100 on livability (#537 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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.
• Zoned schools: Twin Valley Ms (math 41% / reading 63%, grade C+, #103 of 512 statewide, top 21%, 920 students, 35% FRL); Twin Valley Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,023 students, 24% FRL).
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,659 (6.3% 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 6% 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 B-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: 0.94% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $195,000
• List price: $165,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Arrowhead Ct	0.20mi	3/2.0	1,430 (+6%)	10mo	$90,000	$63	72
116 Erica Cir	0.44mi	3/2.0	1,300 (-3%)	3mo	$87,500	$67	71
98 Erica Cir	0.50mi	3/2.0	1,307 (-3%)	3mo	$111,000	$85	69
36 Flintlock Ct	0.38mi	3/2.0	1,300 (-3%)	15mo	$68,500	$53	64
39 Patton Dr	0.56mi	3/2.0	1,248 (-7%)	13mo	$112,500	$90	52
40 Forrest Rd	1.38mi	3/1.0	1,288 (-4%)	5mo	$167,000	$130	50
1 Tulip Dr	0.43mi	3/2.0	1,120 (-17%)	9mo	$102,000	$91	48
125 Erica Cir	0.45mi	3/2.0	1,150 (-14%)	12mo	$84,900	$74	45
2 Buck Ct	0.47mi	3/2.0	1,624 (+21%)	10mo	$36,000	$22	44
325 Grandview Cir	0.80mi	3/2.0	1,205 (-10%)	13mo	$399,900	$332	37
237 Dove Dr	0.71mi	3/2.0	1,540 (+15%)	11mo	$325,000	$211	33
331 Grandview Cir	0.87mi	3/1.5	1,534 (+14%)	13mo	$410,000	$267	28

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-21,521
• Equity at exit: $24,602

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-11,959
• Equity at exit: $14,266

Cash invested: $46,200 (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 →

Active competition Active MLS

• For sale now: 11 active
• Median asking: $165,000 ($123/sqft)
• Median days on market: 50 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +18.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19344

• Home prices YoY: -7.5%
• Active inventory: 69
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $82

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $196	-5% $139	+0% $82	+5% $25	+10% $-32
Rent	-10% $-41	-5% $20	+0% $82	+5% $143	+10% $204
Rate	-1.0pp $165	-0.5pp $123	base $82	+0.5pp $39	+1.0pp $-5

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Cupola Rd Honey Brook, PA	2.0	1.0	1500	$2,195	$1.46	62d	1	0.26mi
1 Mark Rd Honey Brook, PA	2.0	2.0	880	$1,200	$1.36	2d	1	0.51mi
152 Icedale Rd Honey Brook, PA	3.0	2.0	1520	$2,500	$1.64	7d	1	1.08mi

Property features AI

Finance

• Other: Address: 164 Sycamore Dr, Honey Brook Township, PA 19344
• Financial info: List price $160,000

Exterior

• Utilities: Natural gasCentral air conditioning
• Home design: Single-family (spec plan: Redman 11 JV Honey Ridge)Active listing
• Construction: Living area approximately 1344
• Exterior features: Shake roof

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heatingCentral airCeiling fans
• Interior features: DishwasherMicrowaveRefrigerator

Listing history 48 events

1. 2026-08-08
   days on market $165,000 Active 60 DOM
2. 2026-08-07
   days on market $165,000 Active 59 DOM
3. 2026-08-06
   days on market $165,000 Active 58 DOM
4. 2026-08-05
   days on market $165,000 Active 57 DOM
5. 2026-08-04
   days on market $165,000 Active 56 DOM
6. 2026-08-03
   days on market $165,000 Active 55 DOM
7. 2026-07-31
   days on market $165,000 Active 52 DOM
8. 2026-07-30
   days on market $165,000 Active 51 DOM
9. 2026-07-29
   days on market $165,000 Active 50 DOM
10. 2026-07-27
    days on market $165,000 Active 48 DOM
11. 2026-07-25
    days on market $165,000 Active 46 DOM
12. 2026-07-24
    days on market $165,000 Active 45 DOM
13. 2026-07-23
    days on market $165,000 Active 44 DOM
14. 2026-07-22
    days on market $165,000 Active 43 DOM
15. 2026-07-21
    days on market $165,000 Active 42 DOM
16. 2026-07-18
    days on market $165,000 Active 39 DOM
17. 2026-07-16
    days on market $165,000 Active 37 DOM
18. 2026-07-16
    days on market $165,000 Active 36 DOM
19. 2026-07-14
    days on market $165,000 Active 35 DOM
20. 2026-07-13
    days on market $165,000 Active 34 DOM
21. 2026-07-12
    days on market $165,000 Active 33 DOM
22. 2026-07-11
    days on market $165,000 Active 32 DOM
23. 2026-07-10
    days on market $165,000 Active 31 DOM
24. 2026-07-09
    days on market $165,000 Active 30 DOM
25. 2026-07-08
    days on market $165,000 Active 29 DOM
26. 2026-07-07
    days on market $165,000 Active 28 DOM
27. 2026-07-06
    days on market $165,000 Active 27 DOM
28. 2026-07-05
    days on market $165,000 Active 26 DOM
29. 2026-07-04
    days on market $165,000 Active 25 DOM
30. 2026-07-03
    days on market $165,000 Active 24 DOM
31. 2026-07-02
    days on market $165,000 Active 23 DOM
32. 2026-07-01
    days on market $165,000 Active 22 DOM
33. 2026-06-30
    days on market $165,000 Active 21 DOM
34. 2026-06-29
    days on market $165,000 Active 20 DOM
35. 2026-06-28
    days on market $165,000 Active 19 DOM
36. 2026-06-28
    days on market $165,000 Active 18 DOM
37. 2026-06-27
    days on market $165,000 Active 17 DOM
38. 2026-06-25
    pricedays on market $165,000 Active 15 DOM
39. 2026-06-23
    days on market $160,000 Active 13 DOM
40. 2026-06-21
    days on market $160,000 Active 12 DOM
41. 2026-06-18
    days on market $160,000 Active 9 DOM
42. 2026-06-17
    days on market $160,000 Active 8 DOM
43. 2026-06-16
    days on market $160,000 Active 7 DOM
44. 2026-06-15
    days on market $160,000 Active 6 DOM
45. 2026-06-14
    days on market $160,000 Active 4 DOM
46. 2026-06-13
    days on market $160,000 Active 3 DOM
47. 2026-06-09
    remarks 693-char remark
48. 2026-06-09
    listed $160,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $18,559
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,800
• Taxable loss: −$1,753
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $1,399/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 · 12 photos

Good 80/100 None rehab

This manufactured home in Honey Ridge, Pennsylvania, is in excellent condition with a modern kitchen and well-maintained exterior. It offers a great opportunity for investors looking to increase its value through minor improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the overall appearance and increase property value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading to more energy-efficient or high-end appliances can increase the home's value and appeal to a broader market. ↑

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Twin Valley El Ctr B PA #313/1,518 Nat'l #6,217/41,679 High Twin Valley Hs B+ PA #37/437 Nat'l #1,843/17,239

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

B Composite livability gradescore 73/100

Livability — Honey Brook

• Score: 73/100
• State rank: #537
• US rank: #5035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester · 546,756 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,910
• Household income: $84,164
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: 164 Sycamore Dr, Honey Brook Township, PA 19344
• Financial info: List price $160,000

Exterior

• Utilities: Natural gasCentral air conditioning
• Home design: Single-family (spec plan: Redman 11 JV Honey Ridge)Active listing
• Construction: Living area approximately 1344
• Exterior features: Shake roof

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heatingCentral airCeiling fans
• Interior features: DishwasherMicrowaveRefrigerator