5 1st St · Phoenixville, PA 19460

$124,750

2 bd · 2.0 ba · 840 sqft · Manufactured · 81 Days on market

Built 2026 $149/sqft · 48% below area Est $239k · 48% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious, brand-new home located in the Phoenix Community. Perfectly positioned on one of the largest lots in the neighborhood, this property offers both comfort and opportunity for outdoor enjoyment. Inside, you’ll find a thoughtfully designed open-concept layout that seamlessly connects the living room, dining area, and kitchen. Built-in shelving adds functional storage with a touch of character. The kitchen is well-appointed with stainless steel appliances, recessed lighting, a stylish tile backsplash, and a double sink, creating a modern and inviting space. Just off the kitchen, a convenient laundry area features additional cabinetry and a second exterior entrance for added accessibility. The private primary bedroom is located at the rear of the home and includes two closets and a full en-suite bathroom with a walk-in shower. On the opposite end, a second bedroom and full hallway bath. The lot offers plenty of room to create your ideal outdoor setup—whether it’s a deck, patio, or shed. This newly constructed home includes a 1-year full manufacturer’s warranty from Champion Homes, along with an extended 6-year warranty for added peace of mind. Monthly lot rent is $610 and includes sewer and trash services. Please note: owner-occupants only (no rentals permitted). Pet policy allows up to two pets, with one dog under 30 lbs (additional $5/month fee). Financing options for manufactured homes are available. Property taxes estimated at $1,200/year. Exterior photos are digitally enhanced to show grass.

Key facts

• Double sink
• Recessed lighting
• Built-in shelving

Tags

• OPEN-CONCEPT LAYOUT
• BUILT-IN SHELVING
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• TILE BACKSPLASH
• DOUBLE SINK

🏷️ Possibly a rental listed for sale. The $124,750 price doesn't fit this home's estimated sale value (~$238,959) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.7% in Phoenixville — 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 91/100 on livability (#11 in PA, #48 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+.
• Phoenixville Area SD (suburban): math 44% / reading 66% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.6%/yr); 174 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $862 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 + 5.6% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

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 $117,265 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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 A-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?
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: 1.60% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.65%
• DSCR: 2.27
• GRM: 5.2

CMA / ARV

• ARV (median comp): $238,959
• List price: $124,750
• Delta: -47.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.63% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.10×
• Total profit: $38,282
• Equity at exit: $18,601

10-year hold

• IRR: 34.8%
• Equity multiple: 4.58×
• Total profit: $125,046
• Equity at exit: $10,786

Cash invested: $34,930 (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 19460

• Rents YoY: 5.6%
• Active inventory: 174
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$654
• Tax from tax record: −$37 /mo · $450/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $834

Break-even live

Break-even rent $941

Max offer price $124,750

Occupancy floor 53%

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: $31,188
• Closing costs: $3,742
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Milligan St Phoenixville, PA	3.0	1.0	1064	$2,650	$2.49	43d	1	0.78mi
724 Main St Unit 3 Phoenixville, PA	2.0	1.0	1100	$2,100	$1.91	24d	1	0.84mi
724 Main St Unit 3 Phoenixville, PA	2.0	1.0	1000	$1,895	$1.90	43d	1	0.84mi
600 Gay St Unit B4 Phoenixville, PA	2.0	1.0	1100	$1,791	$1.63	24d	1	0.84mi
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,847	$2.00	17d	1	0.95mi
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,897	$2.05	14d	1	0.95mi
10 Lexington Dr Phoenixville, PA	1.0	1.0	750	$1,847	$2.46	20d	1	0.95mi
10 Lexington Dr Phoenixville, PA	1.0	1.0	750	$1,597	$2.13	43d	1	0.95mi
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,647	$1.78	16d	1	0.95mi
10 Lexington Dr Phoenixville, PA	2.0	1.0	925	$1,897	$2.05	18d	1	0.95mi
530 Washington Ave #2 Phoenixville, PA	2.0	1.0	800	$2,195	$2.74	24d	1	1.02mi
495 Nutt Rd Phoenixville, PA	1.0–2.0	1.0	784	$1,950	$2.49	1d	7	1.04mi
214 Gay St Apt 2 Phoenixville, PA	2.0	1.0	800	$1,700	$2.12	5d	1	1.07mi
305 S Main St Unit 5 Phoenixville, PA	2.0	1.0	900	$2,200	$2.44	1d	1	1.12mi
305 S Main St Unit 3 Phoenixville, PA	2.0	1.0	900	$2,300	$2.56	43d	1	1.12mi
200 Lincoln Ave #112 Phoenixville, PA	1.0	1.0	714	$1,900	$2.66	24d	1	1.12mi
252 Morgan St Unit 106 Phoenixville, PA	2.0	1.0	900	$1,895	$2.11	24d	1	1.16mi
157 Washington Ave #1 Phoenixville, PA	1.0	1.0	780	$1,795	$2.30	43d	1	1.21mi
400 Bridge St Unit 5 Phoenixville, PA	1.0	1.0	650	$1,675	$2.58	43d	1	1.23mi
400 Bridge St Unit 7 Phoenixville, PA	1.0	1.0	650	$1,675	$2.58	20d	1	1.23mi
136 S Main St Unit 6 Phoenixville, PA	1.0	1.0	570	$1,750	$3.07	18d	1	1.24mi
136 Main St Phoenixville, PA	1.0	1.0	570	$1,700	$2.98	12d	1	1.24mi
224 Hall St Unit 14 Phoenixville, PA	1.0	1.0	800	$1,800	$2.25	43d	1	1.25mi
723 Wheatland St Phoenixville, PA	2.0	2.0	827	$2,725	$3.30	1d	13	1.29mi
26 Gay St Phoenixville, PA	1.0	1.0	550	$1,350	$2.45	43d	1	1.31mi
21 Gay St Unit 302 Phoenixville, PA	2.0	1.0	821	$2,195	$2.67	43d	1	1.32mi
142 Church St Unit 1Bed Unit Phoenixville, PA	1.0	1.0	650	$1,750	$2.69	43d	1	1.38mi
142 Church St Unit 2bed/2bath Luxury Unit Phoenixville, PA	2.0	2.0	1000	$2,450	$2.45	43d	1	1.38mi
142 Church St Unit Large 1 Bed Phoenixville, PA	1.0	1.0	900	$1,900	$2.11	43d	1	1.38mi
135 Prospect St Phoenixville, PA	2.0	2.0	900	$2,300	$2.56	14d	1	1.41mi
193 Bridge St Phoenixville, PA	1.0	1.0	593	$1,975	$3.33	17d	1	1.41mi
154 Bridge St Unit D Phoenixville, PA	2.0	1.0	827	$2,000	$2.42	43d	1	1.42mi
1401 Eland Downe Phoenixville, PA	2.0–3.0	1.5–2.5	1050	$1,850	$1.76	1d	1	1.45mi
131 Bridge St Phoenixville, PA	1.0–3.0	1.0–2.0	1010	$2,480	$2.45	1d	31	1.45mi
963 Skylar Ct Phoenixville, PA	2.0	1.5	1114	$2,690	$2.41	43d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $124,750 Active 81 DOM
2. 2026-06-17
   days on market $124,750 Active 80 DOM
3. 2026-06-16
   days on market $124,750 Active 79 DOM
4. 2026-06-15
   days on market $124,750 Active 78 DOM
5. 2026-06-13
   days on market $124,750 Active 76 DOM
6. 2026-06-13
   days on market $124,750 Active 75 DOM
7. 2026-06-09
   days on market $124,750 Active 72 DOM
8. 2026-06-08
   days on market $124,750 Active 71 DOM
9. 2026-06-07
   days on market $124,750 Active 70 DOM
10. 2026-06-04
    days on market $124,750 Active 67 DOM
11. 2026-06-03
    days on market $124,750 Active 66 DOM
12. 2026-06-02
    days on market $124,750 Active 65 DOM
13. 2026-06-01
    days on market $124,750 Active 64 DOM
14. 2026-05-31
    days on market $124,750 Active 63 DOM
15. 2026-03-29
    listed $124,750 Active 1564-char remark

    Show marketing remark (1564 chars)

    Welcome to this spacious, brand-new home located in the Phoenix Community. Perfectly positioned on one of the largest lots in the neighborhood, this property offers both comfort and opportunity for outdoor enjoyment. Inside, you’ll find a thoughtfully designed open-concept layout that seamlessly connects the living room, dining area, and kitchen. Built-in shelving adds functional storage with a touch of character. The kitchen is well-appointed with stainless steel appliances, recessed lighting, a stylish tile backsplash, and a double sink, creating a modern and inviting space. Just off the kitchen, a convenient laundry area features additional cabinetry and a second exterior entrance for added accessibility. The private primary bedroom is located at the rear of the home and includes two closets and a full en-suite bathroom with a walk-in shower. On the opposite end, a second bedroom and full hallway bath. The lot offers plenty of room to create your ideal outdoor setup—whether it’s a deck, patio, or shed. This newly constructed home includes a 1-year full manufacturer’s warranty from Champion Homes, along with an extended 6-year warranty for added peace of mind. Monthly lot rent is $610 and includes sewer and trash services. Please note: owner-occupants only (no rentals permitted). Pet policy allows up to two pets, with one dog under 30 lbs (additional $5/month fee). Financing options for manufactured homes are available. Property taxes estimated at $1,200/year. Exterior photos are digitally enhanced to show grass.

ⓘ 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: $450 · $37/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$761/yr (+$63/mo · 169.0%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,964
• − Mortgage interest: −$6,988
• − Property taxes: −$450
• − Insurance: −$624
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$3,629
• Taxable income: $8,439
• Est. tax owed @ 24.0%: −$2,025
• After-tax cash flow: $7,982/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: Phoenixville Area SD
• NCES district ID: 4219050
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $74,870
• Composite: 49.22/100
• National rank: #2038
• State rank: #88 of 539 in PA

Livability — Phoenixville

• Score: 91/100
• State rank: #11
• US rank: #48

Category grades

Amenities A+ Commute B- Cost of living B Crime A+ Employment A+ 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
• City population: 45,423
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,423
• Household income: $124,050
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1021.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Chinese 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: ▼ -269.54%
• Current HPI: 280.8622
• Rent YoY: ▲ 5.63%
• 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

1 event — show timeline

• 2026-03-29 Listed $124,750 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2025): $450 · +3.5% YoY. Source: county tax records.