328 Grubb Dr · West Nantmeal, PA 19520

$95,000

2 bd · 1.0 ba · 952 sqft · Manufactured · 7 Days on market

Built 2013 $100/sqft · 16% below area Est $113k · 16% under

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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 +24.7/30.0
• ARV discount +14.7/15.0
• DSCR +8.0/10.0
• Appreciation +7.5/10.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well Maintained Mobile With A Beautiful Farmland View. Vaulted Ceilings, Walk In Closet, Garden Tub, Lovely Deck And Many Other Upgrades. Lot Rent Is $200/Month Which Includes Water, Sewer, Trash, Snow Removal. Shows Well Call 286-3032 For More Details!!

Key facts

• Beautiful farm views
• Bright sunroom
• Additional storage

Tags

• BEAUTIFUL FARM VIEWS
• BRIGHT SUNROOM
• MULTIPLE WALK-IN CLOSETS
• CONVENIENT CARPORT
• ADDITIONAL STORAGE

Property features AI

Finance

• Financial info: Ownership is land lease; Land lease years remaining listed as 0
• HOA & community: Located in Loag's Corner Mobile Home Park; Land lease of $485 per month

Exterior

• Parking: Detached carport with 2 spaces; Off-street driveway parking (1 space); Total of 3 garage/parking spaces
• Utilities: Community water; Private sewer; Electric hot water; Electric cooling; Propane (leased) for heating
• Home design: Manufactured home (single wide, Colony); Modular/Manufactured construction; Estimated year built; One-story layout
• Construction: Single wide manufactured home, 14 ft by 68 ft; Shed structure present; Above-grade living space only (no below-grade area)
• Exterior features: Shed on the property; Park setting (located in Loag's Corner MHP)

Interior

• Kitchen: Built-in microwave; Gas oven/range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two bedrooms on the main level (one is an entry-level bedroom)
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Stall shower and walk-in shower in the bathroom; Combination kitchen and dining area; Eat-in kitchen; Ceiling fans; Carpeted areas; Master bath; Walk-in closet(s); No basement
• Laundry & utility: Stacked washer/dryer included; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 ($657 loan paydown + $5k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $21k; list at $95k implies a 361% gain — meaningful room to come down on a strong offer.

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 $95,000

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. 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.
3. 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.
4. 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: 1.11% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (median comp): $113,172
• List price: $95,000
• Delta: -16.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 2.30×
• Total profit: $34,485
• Equity at exit: $53,774

10-year hold

• IRR: 20.3%
• Equity multiple: 4.51×
• Total profit: $93,370
• Equity at exit: $92,756

Cash invested: $26,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $198

Break-even live

Break-even rent $805

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   listed $95,000 Active 607-char remark
2. 1997-09-23
   soldstatus $20,600 254-char remark

   Show marketing remark (254 chars)

   Well Maintained Mobile With A Beautiful Farmland View. Vaulted Ceilings, Walk In Closet, Garden Tub, Lovely Deck And Many Other Upgrades. Lot Rent Is $200/Month Which Includes Water, Sewer, Trash, Snow Removal. Shows Well Call 286-3032 For More Details!!

3. 1997-07-15
   historical 254-char remark

   Show marketing remark (254 chars)

   Well Maintained Mobile With A Beautiful Farmland View. Vaulted Ceilings, Walk In Closet, Garden Tub, Lovely Deck And Many Other Upgrades. Lot Rent Is $200/Month Which Includes Water, Sewer, Trash, Snow Removal. Shows Well Call 286-3032 For More Details!!

4. 1997-07-03
   listed $20,600 254-char remark

   Show marketing remark (254 chars)

   Well Maintained Mobile With A Beautiful Farmland View. Vaulted Ceilings, Walk In Closet, Garden Tub, Lovely Deck And Many Other Upgrades. Lot Rent Is $200/Month Which Includes Water, Sewer, Trash, Snow Removal. Shows Well Call 286-3032 For More Details!!

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$160/yr (+$13/mo · 13.6%)

ⓘ 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: $12,678
• − Mortgage interest: −$5,321
• − Property taxes: −$1,180
• − Insurance: −$475
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,764
• Taxable income: $909
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,164/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 — West Nantmeal

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

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

+361.2% since first listed

5 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-15 Listed $95,000 BRIGHT MLS
• 1997-09-23 Sold (MLS) $20,600 BRIGHT MLS
• 1997-07-15 Listing Removed — BRIGHT MLS
• 1997-07-03 Listed $20,600 BRIGHT MLS

Property tax history

+9.1%/yr

Latest (2026): $1,180 · -1.5% YoY. Source: county tax records.