4851 Perkiomen Ave Lot 52 · Exeter, PA 19606

$49,900

2 bd · 1.0 ba · 780 sqft · Manufactured public records · 13 Days on market

Built 1972 Est $52k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable living at its finest in Exeter Township! Welcome to this charming 2-bedroom, 1-bath mobile home, where pride of ownership shines through. The interior boasts beautiful parquet floors and an abundance of custom built-ins offering fantastic storage space throughout. Enjoy peace of mind with a durable metal roof and a low-maintenance exterior designed for easy living. Step outside to find a large shed equipped with both electricity and air conditioning—the absolute perfect setup for anyone who loves a workshop or needs a dedicated space to tinker! Complete with convenient off-street driveway parking, this budget-friendly gem is ready for its next owner. Why rent when you can o

Key facts

• Metal roof
• Parquet floors
• Custom built-ins

Tags

• PARQUET FLOORS
• CUSTOM BUILT-INS
• METAL ROOF
• LOW-MAINTENANCE EXTERIOR
• LARGE SHED
• OFF-STREET DRIVEWAY PARKING

Property features AI

Finance

• Other: Pets allowed (cats and dogs allowed; number limits and breed restrictions apply)
• Financial info: Ownership interest listed as ground rent
• HOA & community: Ground rent: $540 monthly; Property manager present; Located in a managed mobile home community (Brice Villa MHC LLC)

Exterior

• Parking: Off-street parking via driveway; Driveway with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; 100 amp electric service; Cable internet available; Utilities are above ground; No municipal trash service
• Home design: Mobile home (single wide, pre-1976); Metal pitched roof; Aluminum siding with frame construction; Ground rent ownership (monthly ground rent)
• Construction: Frame construction with aluminum siding; Metal pitched roof; Single wide mobile home (Holiday Rambler model, Standard Coach Company make)
• Exterior features: Above-grade and below-grade other structures; Not in a federal flood zone; Park setting: Brice Villa MHC LLC

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Cooling uses electric (cooling fuel: electric)
• Interior features: Traditional floor plan; Tub with shower; Carpet flooring in living areas
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 31.0% vs local median 4.1% in Exeter — 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 76/100 on livability (#392 in PA, #3,546 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: 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.
• Zoned schools: Exeter Twp Shs (math 74% / reading 24%, grade D, #149 of 437 statewide, top 34%, 1,286 students, 30% FRL).
• 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.40% ✓
• Cap rate: 31.05%
• Cash-on-cash: 88.42%
• DSCR: 4.93
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $52,260
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4851 Perkiomen Ave Lot 67	0.00mi	2/1.0	780 (0%)	10mo	$52,000	$67	92

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: 83.0%
• Equity multiple: 4.81×
• Total profit: $53,294
• Equity at exit: $7,440

10-year hold

• IRR: 86.3%
• Equity multiple: 9.99×
• Total profit: $125,569
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $963

Break-even live

Break-even rent $477

Max offer price $49,900

Occupancy floor 38%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Orchard View Rd Reading, PA	1.0–2.0	1.0–2.0	1187	$2,410	$2.03	2d	7	1.09mi

Listing history 11 events

1. 2026-06-18
   days on market $49,900 Active 13 DOM
2. 2026-06-17
   days on market $49,900 Active 12 DOM
3. 2026-06-16
   days on market $49,900 Active 11 DOM
4. 2026-06-15
   days on market $49,900 Active 10 DOM
5. 2026-06-14
   days on market $49,900 Active 8 DOM
6. 2026-06-13
   days on market $49,900 Active 7 DOM
7. 2026-06-10
   days on market $49,900 Active 5 DOM
8. 2026-06-09
   days on market $49,900 Active 4 DOM
9. 2026-06-08
   days on market $49,900 Active 3 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $49,900 Active 2 DOM

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $563 · $47/mo
• Expected delta: +$225/yr (+$19/mo · 66.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,356
• − Mortgage interest: −$2,795
• − Property taxes: −$338
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$1,452
• Taxable income: $11,467
• Est. tax owed @ 24.0%: −$2,752
• After-tax cash flow: $8,804/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 — Exeter

• Score: 76/100
• State rank: #392
• US rank: #3546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reiffton, 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

1 event — show timeline

• 2026-06-05 Listed $49,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $338 · +0.5% YoY. Source: county tax records.