201 Michael Rd · Cambridge, PA 19344

$89,900

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 23 Days on market

Built 2006 $82/sqft · 12% above area Est $80k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 201 Michael Rd! This home has plenty of new updates, vinyl plank flooring throughout, all new windows this year, new tub in the bathroom, and it has a fresh coat of paint. This is a 3 bed, 2 bath single wide manufactured home that is move in ready. It has forced hot air fueled by propane, central a/c system, and a shed. Come see this home today!

Key facts

• Forced hot air
• Fresh coat of paint
• New tub

Tags

• VINYL PLANK FLOORING
• NEW WINDOWS
• NEW TUB
• FRESH COAT OF PAINT
• FORCED HOT AIR
• CENTRAL A/C SYSTEM

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Coatesville Area SD (suburban): math 18% / reading 31% proficiency, ranked #457 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 48 active listings in the ZIP; 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 $622 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.26% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.81%
• DSCR: 3.26
• GRM: 3.7

CMA / ARV

• ARV (median comp): $79,950
• List price: $89,900
• Delta: 12.45%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.6%
• Equity multiple: 3.12×
• Total profit: $53,293
• Equity at exit: $13,404

10-year hold

• IRR: 54.2%
• Equity multiple: 6.31×
• Total profit: $133,730
• Equity at exit: $7,773

Cash invested: $25,172 (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: 48
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,029 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,066

Break-even live

Break-even rent $680

Max offer price $89,900

Occupancy floor 42%

Sensitivity live

Price	-10% $1,117	-5% $1,091	+0% $1,066	+5% $1,040	+10% $1,015
Rent	-10% $906	-5% $986	+0% $1,066	+5% $1,146	+10% $1,226
Rate	-1.0pp $1,111	-0.5pp $1,089	base $1,066	+0.5pp $1,043	+1.0pp $1,019

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Active 358-char remark

   Show marketing remark (358 chars)

   Welcome to 201 Michael Rd! This home has plenty of new updates, vinyl plank flooring throughout, all new windows this year, new tub in the bathroom, and it has a fresh coat of paint. This is a 3 bed, 2 bath single wide manufactured home that is move in ready. It has forced hot air fueled by propane, central a/c system, and a shed. Come see this home today!

2. 2026-04-24
   status Pending 358-char remark

   Show marketing remark (358 chars)

   Welcome to 201 Michael Rd! This home has plenty of new updates, vinyl plank flooring throughout, all new windows this year, new tub in the bathroom, and it has a fresh coat of paint. This is a 3 bed, 2 bath single wide manufactured home that is move in ready. It has forced hot air fueled by propane, central a/c system, and a shed. Come see this home today!

3. 2026-04-13
   listed $89,900 Active 358-char remark

   Show marketing remark (358 chars)

   Welcome to 201 Michael Rd! This home has plenty of new updates, vinyl plank flooring throughout, all new windows this year, new tub in the bathroom, and it has a fresh coat of paint. This is a 3 bed, 2 bath single wide manufactured home that is move in ready. It has forced hot air fueled by propane, central a/c system, and a shed. Come see this home today!

ⓘ 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: $879 · $73/mo
• Expected delta: +$541/yr (+$45/mo · 159.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,348
• − Mortgage interest: −$5,036
• − Property taxes: −$338
• − Insurance: −$450
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$2,615
• Taxable income: $12,013
• Est. tax owed @ 24.0%: −$2,883
• After-tax cash flow: $9,906/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: Coatesville Area SD
• NCES district ID: 4206240
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $66,753
• Composite: 23.19/100
• National rank: #7944
• State rank: #457 of 539 in PA

Livability — Cambridge

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

3 events — show timeline

• 2026-05-14 Relisted — BRIGHT MLS
• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-13 Listed $89,900 BRIGHT MLS

Property tax history

-5.5%/yr

Latest (2026): $338 · +2.9% YoY. Source: county tax records.