128 John Ave · Amity, PA 19508

$54,900

2 bd · 1.0 ba · 780 sqft · Manufactured public records · 37 Days on market

Built 1972 $70/sqft · 45% above area Est $38k · 45% over $556/mo HOA · 35% of rent

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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
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Valley View Community! This updated and modern 2-bedroom, 1-bath mobile home offers comfortable living in a convenient location close to local amenities and major roadways. Situated on a desirable corner lot, this home features a covered porch and front patio. Inside, you’ll find updates throughout, creating a fresh and inviting space. Additional highlights include a personal storage shed and easy access to everything you need, making this home both practical and appealing. The monthly lot rent is $556 and covers sewer and trash services.

Key facts

• Covered porch
• Front patio
• Corner lot

Tags

• CORNER LOT
• COVERED PORCH
• FRONT PATIO
• PERSONAL STORAGE SHED

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Ground rent is an annual expense; Improvement assessed value available
• HOA & community: Monthly association fee of $556 (includes sewer and trash)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service (200+ amp); Hot water: electric; Electric available
• Home design: Single wide mobile home; Mobile home (Pacemaker), pre-1976; Flat roof; Frame construction; Fee simple ownership; Average property condition; One story
• Construction: Frame construction; Flat roof; Single wide mobile home (12' x 60'); Made by Pacemaker
• Exterior features: Shed; Located in Valley View Mobile Home Park; Ground rent required (paid annually)

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Wall unit heating (electric); Window air conditioning units (electric)
• Interior features: Living room; Electric fireplace
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% 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.
• Daniel Boone Area SD (suburban): math 38% / reading 52% proficiency, ranked #217 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.89% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.67%
• DSCR: 2.23
• GRM: 2.9

CMA / ARV

• ARV (median comp): $37,795
• List price: $54,900
• Delta: 45.26%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Dennis Ave	0.03mi	2/1.0	833 (+7%)	20mo	$50,000	$60	71

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $14,021
• Equity at exit: $8,186

10-year hold

• IRR: 30.4%
• Equity multiple: 3.78×
• Total profit: $42,669
• Equity at exit: $4,747

Cash invested: $15,372 (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 19508

• Home prices YoY: -25.6%
• Active inventory: 83
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$23
• HOA: −$556
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $354

Break-even live

Break-even rent $1,136

Max offer price $54,900

Occupancy floor 73%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Cedar House Douglassville, PA	2.0–3.0	1.0	1037	$1,585	$1.53	1d	5	1.09mi

HOA detail

• Monthly dues: $556 · $6,672/yr
• Likely covers: sewertrash

Listing history 15 events

1. 2026-06-18
   days on market $54,900 Active 37 DOM
2. 2026-06-17
   days on market $54,900 Active 36 DOM
3. 2026-06-16
   days on market $54,900 Active 35 DOM
4. 2026-06-15
   days on market $54,900 Active 34 DOM
5. 2026-06-13
   days on market $54,900 Active 32 DOM
6. 2026-06-13
   days on market $54,900 Active 31 DOM
7. 2026-06-09
   days on market $54,900 Active 28 DOM
8. 2026-06-08
   days on market $54,900 Active 27 DOM
9. 2026-06-07
   days on market $54,900 Active 26 DOM
10. 2026-06-04
    days on market $54,900 Active 23 DOM
11. 2026-06-03
    days on market $54,900 Active 22 DOM
12. 2026-06-02
    days on market $54,900 Active 21 DOM
13. 2026-06-01
    days on market $54,900 Active 20 DOM
14. 2026-05-31
    days on market $54,900 Active 19 DOM
15. 2026-05-12
    listed $54,900 Active 565-char remark

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $619 · $52/mo
• Expected delta: +$248/yr (+$21/mo · 66.8%)

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

Taxation est. · year 1

• Rental income: $19,020
• − Mortgage interest: −$3,075
• − Property taxes: −$371
• − Insurance: −$274
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − HOA: −$6,672
• − Depreciation: −$1,597
• Taxable income: $3,987
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $3,296/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: Daniel Boone Area SD
• NCES district ID: 4207290
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $75,511
• Composite: 41.03/100
• National rank: #3584
• State rank: #217 of 539 in PA

Livability — Amity

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,066

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -94.00%
• Current HPI: 273.8199
• 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

1 event — show timeline

• 2026-05-12 Listed $54,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $371 · +0.0% YoY. Source: county tax records.