1451 Old Pottstown Pike · Exton, PA 19380

$9,500

2 bd · 1.0 ba · 720 sqft · Manufactured · 58 Days on market

Built 1989 $13/sqft · 98% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Only mobile home for sale. 1989 build. Roof replaced 3 years ago, heater replaced 4 years ago. Newer washer and dryer. Mostly cosmetic: dated wallpaper and carpet, kitchen and bath need a refresh. Vacant, easy to show. Important: price reflects buyer responsibility to relocate the mobile home. The land is not included. Only the mobile home, which needs to be relocated, is for sale; the land and property on the lot ARE NOT for sale. Buyer is responsible for removing or relocating the mobile home after closing. We can give you roughly 30 - 60 days post close to arrange relocation to a mobile home park or private lot, but the home has to be moved. This is why the price is what it is.

Key facts

• Built 1989
• Listed 58 days

🏷️ Possibly a rental listed for sale. The $9,500 price doesn't fit this home's estimated sale value (~$407,828) 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/1.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $10k).
• Recommended offer: $9k (3.0% below list) — sets the bar for market timing.
• Cap rate 197.7% vs local median 3.1% in Exton — 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 89/100 on livability (#22 in PA, #136 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F, cost of living F.
• West Chester Area SD (suburban): math 56% / reading 74% proficiency, ranked #34 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.5%/yr); 158 active listings in the ZIP; 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 $66 of loan paydown is wiped out by about $285 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 + 3.5% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($9k) 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 $9,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 21.06% ✓
• Cap rate: 197.66%
• Cash-on-cash: 683.44%
• DSCR: 31.41
• GRM: 0.4

CMA / ARV

• ARV (median comp): $407,828
• List price: $9,500
• Delta: -97.67%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 37.10×
• Total profit: $96,032
• Equity at exit: $1,416

10-year hold

• IRR: —
• Equity multiple: 80.83×
• Total profit: $212,354
• Equity at exit: $821

Cash invested: $2,660 (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 19380

• Rents YoY: 3.5%
• Active inventory: 158
• Price-to-rent: 0.4×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$50
• Tax est. 1.5%: −$12 /mo · $142/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,515

Break-even live

Break-even rent $83

Max offer price $9,500

Occupancy floor 19%

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: $2,375
• Closing costs: $285
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $9,500 Active 58 DOM
2. 2026-06-17
   days on market $9,500 Active 57 DOM
3. 2026-06-16
   days on market $9,500 Active 56 DOM
4. 2026-06-15
   days on market $9,500 Active 55 DOM
5. 2026-06-13
   days on market $9,500 Active 53 DOM
6. 2026-06-09
   days on market $9,500 Active 49 DOM
7. 2026-06-08
   days on market $9,500 Active 48 DOM
8. 2026-06-07
   days on market $9,500 Active 47 DOM
9. 2026-06-04
   days on market $9,500 Active 44 DOM
10. 2026-06-03
    days on market $9,500 Active 43 DOM
11. 2026-06-02
    days on market $9,500 Active 42 DOM
12. 2026-06-01
    days on market $9,500 Active 41 DOM
13. 2026-05-31
    days on market $9,500 Active 40 DOM
14. 2026-05-07
    price $9,500 691-char remark

    Show marketing remark (691 chars)

    Only mobile home for sale. 1989 build. Roof replaced 3 years ago, heater replaced 4 years ago. Newer washer and dryer. Mostly cosmetic: dated wallpaper and carpet, kitchen and bath need a refresh. Vacant, easy to show. Important: price reflects buyer responsibility to relocate the mobile home. The land is not included. Only the mobile home, which needs to be relocated, is for sale; the land and property on the lot ARE NOT for sale. Buyer is responsible for removing or relocating the mobile home after closing. We can give you roughly 30 - 60 days post close to arrange relocation to a mobile home park or private lot, but the home has to be moved. This is why the price is what it is.

15. 2026-04-21
    listed $15,000 Active 691-char remark

    Show marketing remark (691 chars)

    Only mobile home for sale. 1989 build. Roof replaced 3 years ago, heater replaced 4 years ago. Newer washer and dryer. Mostly cosmetic: dated wallpaper and carpet, kitchen and bath need a refresh. Vacant, easy to show. Important: price reflects buyer responsibility to relocate the mobile home. The land is not included. Only the mobile home, which needs to be relocated, is for sale; the land and property on the lot ARE NOT for sale. Buyer is responsible for removing or relocating the mobile home after closing. We can give you roughly 30 - 60 days post close to arrange relocation to a mobile home park or private lot, but the home has to be moved. This is why the price is what it is.

16. 2001-01-18
    soldstatus $60,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,009
• − Mortgage interest: −$532
• − Property taxes: −$142
• − Insurance: −$48
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$276
• Taxable income: $19,169
• Est. tax owed @ 24.0%: −$4,601
• After-tax cash flow: $13,579/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: West Chester Area SD
• NCES district ID: 4225290
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $87,125
• Composite: 58.7/100
• National rank: #980
• State rank: #34 of 539 in PA

Livability — Exton

• Score: 89/100
• State rank: #22
• US rank: #136

Category grades

Amenities A+ Commute F Cost of living F 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: 21,709
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,856
• Household income: $122,899
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 1590.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Hispanic / Latino 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 5% Slovak 2% Scotch-Irish 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -349.57%
• Current HPI: 286.4699
• Rent YoY: ▲ 3.52%
• 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

-84.2% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $9,500 BRIGHT MLS
• 2026-04-21 Listed $15,000 BRIGHT MLS
• 2001-01-18 Sold (Public Records) $60,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $3,750 · +2.2% YoY. Source: county tax records.