CAVCO Beacon "B" Plan · Robinson, PA S4SMPS

$88,900

3 bd · 2.0 ba · 1,323 sqft · Manufactured · 113 Days on market

Good condition

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to Lot 40 at 1328 Hidden Valley Dr, a beautifully designed manufactured home by Cavco. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,323 sq. ft. of living space across a smart 28x50 layout. Enjoy the spacious open floor plan that blends kitchen, dining, and living areas for a seamless flow. With bright interiors, quality finishes, and a comfortable design, this home is built to suit both everyday living and special gatherings. Nestled in the friendly Hidden Valley community, this manufactured home offers the perfect combination of style, efficiency, and neighborhood charm.

Key facts

• 2 parking spots
• Listed 113 days

🏗️ New construction. The $88,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $95,500.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($660 loan paydown + $3k appreciation (3.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($81k) 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.

Recommended offer $80,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $95,500
• List price: $88,900
• Delta: -6.91%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 Hidden Valley Dr	0.07mi	3/2.0	1,232 (-7%)	13mo	$27,000	$22	75
1340 Hilltop Dr	0.05mi	3/2.0	1,493 (+13%)	2mo	$95,500	$64	74

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: 21.3%
• Equity multiple: 2.21×
• Total profit: $32,442
• Equity at exit: $42,941

10-year hold

• IRR: 22.4%
• Equity multiple: 4.22×
• Total profit: $86,215
• Equity at exit: $66,177

Cash invested: $26,740 (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 S4SMPS

• Active inventory: 1
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$501
• Tax est. 1.5%: −$119 /mo · $1,432/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $328

Break-even live

Break-even rent $835

Max offer price $95,500

Occupancy floor 69%

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   price $88,900 Active 113 DOM
2. 2026-06-18
   days on market $92,900 Active 113 DOM
3. 2026-06-17
   days on market $92,900 Active 112 DOM
4. 2026-06-16
   days on market $92,900 Active 111 DOM
5. 2026-06-15
   days on market $92,900 Active 110 DOM
6. 2026-06-13
   days on market $92,900 Active 108 DOM
7. 2026-06-09
   days on market $92,900 Active 104 DOM
8. 2026-06-08
   days on market $92,900 Active 103 DOM
9. 2026-06-07
   days on market $92,900 Active 102 DOM
10. 2026-06-05
    days on market $92,900 Active 99 DOM
11. 2026-06-03
    days on market $92,900 Active 98 DOM
12. 2026-06-02
    days on market $92,900 Active 97 DOM
13. 2026-06-01
    days on market $92,900 Active 96 DOM
14. 2026-05-31
    days on market $92,900 Active 95 DOM
15. 2026-04-23
    status Active 599-char remark

    Show marketing remark (599 chars)

    Welcome to Lot 40 at 1328 Hidden Valley Dr, a beautifully designed manufactured home by Cavco. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,323 sq. ft. of living space across a smart 28x50 layout. Enjoy the spacious open floor plan that blends kitchen, dining, and living areas for a seamless flow. With bright interiors, quality finishes, and a comfortable design, this home is built to suit both everyday living and special gatherings. Nestled in the friendly Hidden Valley community, this manufactured home offers the perfect combination of style, efficiency, and neighborhood charm.

16. 2025-11-27
    historical 599-char remark

    Show marketing remark (599 chars)

    Welcome to Lot 40 at 1328 Hidden Valley Dr, a beautifully designed manufactured home by Cavco. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,323 sq. ft. of living space across a smart 28x50 layout. Enjoy the spacious open floor plan that blends kitchen, dining, and living areas for a seamless flow. With bright interiors, quality finishes, and a comfortable design, this home is built to suit both everyday living and special gatherings. Nestled in the friendly Hidden Valley community, this manufactured home offers the perfect combination of style, efficiency, and neighborhood charm.

17. 2025-09-30
    listed $92,900 Active 599-char remark

    Show marketing remark (599 chars)

    Welcome to Lot 40 at 1328 Hidden Valley Dr, a beautifully designed manufactured home by Cavco. This Beacon model features 3 bedrooms, 2 bathrooms, and 1,323 sq. ft. of living space across a smart 28x50 layout. Enjoy the spacious open floor plan that blends kitchen, dining, and living areas for a seamless flow. With bright interiors, quality finishes, and a comfortable design, this home is built to suit both everyday living and special gatherings. Nestled in the friendly Hidden Valley community, this manufactured home offers the perfect combination of style, efficiency, and neighborhood charm.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,014
• − Mortgage interest: −$5,349
• − Property taxes: −$1,432
• − Insurance: −$478
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,778
• Taxable income: $2,574
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $3,324/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This Cavco Beacon model manufactured home is in excellent condition with no visible repairs needed. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-up painting — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-up painting — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-04-23 Relisted — Zillow
• 2025-11-27 Delisted — Zillow
• 2025-09-30 Listed $92,900 Zillow