319 Grubb Dr · Elverson, PA 19520

$87,500

3 bd · 2.0 ba · 980 sqft · Manufactured · 3 Days on market

Built 1986

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Freshly remodeled single wide mobile home on a quiet country lot. This home has 3 bedrooms, 2 full baths and features new luxury vinyl plank flooring in the living room and kitchen, new carpet in the bedrooms and a fresh, clean look with new paint inside and out. The eat-in kitchen is spacious and has tons of cabinet storage. Also included are all the appliances needed to move right in! Lot rent is $445/month which includes water, sewer and trash. Conveniently located just 10 minutes from the turnpike and less than 25 mins from Downingtown and Exton.

Key facts

• Move-in ready
• Clean white cabinets
• Wide-open layout

Tags

• MOVE-IN READY
• LUXURY VINYL PLANK FLOORING
• WIDE-OPEN LAYOUT
• BRIGHT EAT-IN KITCHEN
• CLEAN WHITE CABINETS
• WARM WOOD-TONED COUNTERTOPS

Property features AI

Finance

• Other: Ownership is land lease interest; Property condition listed as good/average
• HOA & community: Land lease of $485 per month with 99 years remaining; Located in the Loags Corner park

Exterior

• Parking: Asphalt driveway with space for two vehicles; Total of 2 garage/parking spaces
• Utilities: Well and community water sources; On-site septic and community septic tank; Cable TV available
• Home design: Manufactured single-wide; Estimated year built
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Model: Patriot (Liberty)
• Exterior features: Patio(s); Shed; Above- and below-grade structures noted

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Window and wall air conditioning units; Propane (leased) heating fuel; Electric hot water; 100 amp service with circuit breakers
• Interior features: Ceiling fans; Tub/shower; Eat-in kitchen; Entry-level bedroom
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).

Location & tenants

• Location reads 65/100 on livability (#1,120 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment B; 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 Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,023 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Zoned-school proficiency averages 72% at this address vs 58% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Twin Valley SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 22 active listings in the ZIP; 1,513 units permitted in Chester County in 2024 (354 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($605 loan paydown + $4k appreciation (5.0% local appreciation)).
• Chester County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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.
• Current owner paid $75k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,500

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. 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?
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.87×
• Total profit: $45,853
• Equity at exit: $49,529

10-year hold

• IRR: 28.7%
• Equity multiple: 5.75×
• Total profit: $116,328
• Equity at exit: $85,433

Cash invested: $24,500 (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 19520

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $405

Break-even live

Break-even rent $672

Max offer price $87,500

Occupancy floor 61%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   statusdays on market $87,500 Pending 3 DOM
2. 2026-05-31
   days on market $87,500 Active 2 DOM
3. 2026-05-29
   listed $87,500 Active
4. 2023-08-22
   soldstatus $75,000 Closed 556-char remark

   Show marketing remark (556 chars)

   Freshly remodeled single wide mobile home on a quiet country lot. This home has 3 bedrooms, 2 full baths and features new luxury vinyl plank flooring in the living room and kitchen, new carpet in the bedrooms and a fresh, clean look with new paint inside and out. The eat-in kitchen is spacious and has tons of cabinet storage. Also included are all the appliances needed to move right in! Lot rent is $445/month which includes water, sewer and trash. Conveniently located just 10 minutes from the turnpike and less than 25 mins from Downingtown and Exton.

5. 2023-08-15
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Freshly remodeled single wide mobile home on a quiet country lot. This home has 3 bedrooms, 2 full baths and features new luxury vinyl plank flooring in the living room and kitchen, new carpet in the bedrooms and a fresh, clean look with new paint inside and out. The eat-in kitchen is spacious and has tons of cabinet storage. Also included are all the appliances needed to move right in! Lot rent is $445/month which includes water, sewer and trash. Conveniently located just 10 minutes from the turnpike and less than 25 mins from Downingtown and Exton.

6. 2023-08-08
   listed $69,900 Active 556-char remark

   Show marketing remark (556 chars)

   Freshly remodeled single wide mobile home on a quiet country lot. This home has 3 bedrooms, 2 full baths and features new luxury vinyl plank flooring in the living room and kitchen, new carpet in the bedrooms and a fresh, clean look with new paint inside and out. The eat-in kitchen is spacious and has tons of cabinet storage. Also included are all the appliances needed to move right in! Lot rent is $445/month which includes water, sewer and trash. Conveniently located just 10 minutes from the turnpike and less than 25 mins from Downingtown and Exton.

7. 2023-05-31
   soldstatus $25,500 Closed 133-char remark

   Show marketing remark (133 chars)

   2 bedroom 1 bath single wide in a quiet, country community. The home needs work and is ready for the next owner to make it their own.

8. 2023-05-19
   status Pending 133-char remark

   Show marketing remark (133 chars)

   2 bedroom 1 bath single wide in a quiet, country community. The home needs work and is ready for the next owner to make it their own.

9. 2023-05-16
   listed $20,000 Active 133-char remark

   Show marketing remark (133 chars)

   2 bedroom 1 bath single wide in a quiet, country community. The home needs work and is ready for the next owner to make it their own.

ⓘ 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: $426 · $36/mo
• Projected year-2 tax: $904 · $75/mo
• Expected delta: +$478/yr (+$40/mo · 112.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,208
• − Mortgage interest: −$4,901
• − Property taxes: −$426
• − Insurance: −$438
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,545
• Taxable income: $3,625
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,985/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: 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

Livability — Elverson

• Score: 65/100
• State rank: #1120
• US rank: #12847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,324

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 4% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 4.99%
• Current HPI: 287.6678
• 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

+337.5% since first listed

7 events — show timeline

• 2026-05-29 Listed $87,500 BRIGHT MLS
• 2023-08-22 Sold (MLS) $75,000 BRIGHT MLS
• 2023-08-15 Pending — BRIGHT MLS
• 2023-08-08 Listed $69,900 BRIGHT MLS
• 2023-05-31 Sold (MLS) $25,500 BRIGHT MLS
• 2023-05-19 Pending — BRIGHT MLS
• 2023-05-16 Listed $20,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $426 · -1.5% YoY. Source: county tax records.