5 Denbigh Ln · South Coatesville, PA 19320

$119,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 228 Days on market

Built 1995 $99/sqft · at area comps Est $115k · at est. ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.8/15.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely updated large single wide mobile home in Hidden Valley Estates, a well kept park with easy access to major routes, New items include insulated windows/doors, roof and siding, kitchen w/ granite counters and ceramic backsplash, kitchen appliances, flooring, baths, deck and storage shed. Ceiling Fan in Living Room. Open floor plan and in excellent condition. Priced to sell - don't miss it!!

Key facts

• Kitchen appliances
• Insulated windows
• Storage shed

Tags

• INSULATED WINDOWS
• GRANITE COUNTERS
• CERAMIC BACKSPLASH
• KITCHEN APPLIANCES
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/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: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.1% in South Coatesville — 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 67/100 on livability (#995 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities F.
• 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: Rents rising fast (+4.8%/yr); 255 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $829 of loan paydown is wiped out by about $4k 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 + 4.8% 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 228 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.17%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $115,485
• List price: $119,900
• Delta: 3.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.92×
• Total profit: $30,884
• Equity at exit: $17,877

10-year hold

• IRR: 31.2%
• Equity multiple: 4.06×
• Total profit: $102,632
• Equity at exit: $10,367

Cash invested: $33,572 (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 19320

• Rents YoY: 4.8%
• Active inventory: 255
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $732

Break-even live

Break-even rent $1,038

Max offer price $119,900

Occupancy floor 58%

Sensitivity live

Price	-10% $800	-5% $766	+0% $732	+5% $698	+10% $664
Rent	-10% $577	-5% $654	+0% $732	+5% $810	+10% $887
Rate	-1.0pp $792	-0.5pp $763	base $732	+0.5pp $701	+1.0pp $669

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Beech St Coatesville, PA	4.0	1.0	1150	$1,850	$1.61	25d	1	0.96mi
342 Valley Rd Coatesville, PA	3.0	1.0	1131	$1,450	$1.28	45d	1	1.15mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	25d	1	1.27mi
416 W Lincoln Hwy Coatesville, PA	3.0	1.0	1240	$2,100	$1.69	19d	1	1.29mi

Listing history 17 events

1. 2026-06-21
   days on market $119,900 Active 228 DOM
2. 2026-06-18
   days on market $119,900 Active 225 DOM
3. 2026-06-17
   days on market $119,900 Active 224 DOM
4. 2026-06-16
   days on market $119,900 Active 223 DOM
5. 2026-06-15
   days on market $119,900 Active 222 DOM
6. 2026-06-13
   days on market $119,900 Active 220 DOM
7. 2026-06-13
   days on market $119,900 Active 219 DOM
8. 2026-06-09
   days on market $119,900 Active 216 DOM
9. 2026-06-08
   days on market $119,900 Active 215 DOM
10. 2026-06-07
    days on market $119,900 Active 214 DOM
11. 2026-06-04
    days on market $119,900 Active 211 DOM
12. 2026-06-03
    days on market $119,900 Active 210 DOM
13. 2026-06-02
    days on market $119,900 Active 209 DOM
14. 2026-06-01
    days on market $119,900 Active 208 DOM
15. 2026-05-31
    days on market $119,900 Active 207 DOM
16. 2026-05-07
    price $119,900 403-char remark

    Show marketing remark (403 chars)

    Completely updated large single wide mobile home in Hidden Valley Estates, a well kept park with easy access to major routes, New items include insulated windows/doors, roof and siding, kitchen w/ granite counters and ceramic backsplash, kitchen appliances, flooring, baths, deck and storage shed. Ceiling Fan in Living Room. Open floor plan and in excellent condition. Priced to sell - don't miss it!!

17. 2025-11-05
    listed $139,900 Active 403-char remark

    Show marketing remark (403 chars)

    Completely updated large single wide mobile home in Hidden Valley Estates, a well kept park with easy access to major routes, New items include insulated windows/doors, roof and siding, kitchen w/ granite counters and ceramic backsplash, kitchen appliances, flooring, baths, deck and storage shed. Ceiling Fan in Living Room. Open floor plan and in excellent condition. Priced to sell - don't miss it!!

ⓘ 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: $1,698 · $141/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$98/yr (+$8/mo · 5.8%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $23,579
• − Mortgage interest: −$6,716
• − Property taxes: −$1,698
• − Insurance: −$600
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$3,488
• Taxable income: $7,305
• Est. tax owed @ 24.0%: −$1,753
• After-tax cash flow: $7,032/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 — South Coatesville

• Score: 67/100
• State rank: #995
• US rank: #10974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,941
• Household income: $90,601
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 1480.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 17% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Russian/Polish/Slavic 0%

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: ▼ -195.38%
• Current HPI: 274.045
• Rent YoY: ▲ 4.82%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

-14.3% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $119,900 BRIGHT MLS
• 2025-11-05 Listed $139,900 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2026): $1,698 · +376.6% YoY. Source: county tax records.