8 Cherry Hill Rd · Cherry Ridge, PA 18431

$84,900

2 bd · 2.0 ba · 1,094 sqft · Manufactured public records · 14 Days on market

Built 1989 $480/mo HOA · 32% of rent

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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 +23.6/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautifully maintained double-wide home located in the highly desirable Cherry Hill Mobile Home Park! Perfectly positioned on a wonderfully situated lot, this inviting home offers comfort, functionality, and space both inside and out. Step onto the charming side porch -- the perfect spot to enjoy peaceful mornings, relaxing afternoons, or cozy evenings -- before entering into a spacious mudroom and laundry area designed for everyday convenience. Inside, you'll find a large eat-in kitchen with ample room for gathering and entertaining, flowing seamlessly into the comfortably sized living room. Just off the main living area is the private primary suite, offering a peaceful ret

Key facts

• Bonus office space
• Large eat-in kitchen
• Double-wide home

Tags

• DOUBLE-WIDE HOME
• CHARMING SIDE PORCH
• SPACIOUS MUDROOM
• LARGE EAT-IN KITCHEN
• PRIVATE PRIMARY SUITE
• BONUS OFFICE SPACE

Property features AI

Finance

• HOA & community: Homeowners association with a $480 monthly fee; HOA fee covers sewer, water, and trash

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public sewer; Water included in association fee; Trash included in association fee
• Home design: Residential mobile home (double wide); One level; Slab foundation
• Construction: Double wide mobile home; Slab foundation
• Exterior features: Side porch; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Freezer; Electric oven
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; Ceiling fans for cooling
• Interior features: Dishwasher; Refrigerator; Microwave; Freezer; Electric oven; Ceiling fan(s)
• Laundry & utility: Laundry room on the main level; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wayne Highlands SD (town): math 48% / reading 64% proficiency, ranked #115 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 66 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $84,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 3.38×
• Total profit: $56,689
• Equity at exit: $76,485

10-year hold

• IRR: 26.3%
• Equity multiple: 7.71×
• Total profit: $159,530
• Equity at exit: $164,942

Cash invested: $23,772 (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 18431

• Home prices YoY: 10.6%
• Active inventory: 66
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$35
• HOA: −$480
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $160

Break-even live

Break-even rent $1,295

Max offer price $84,900

Occupancy floor 84%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $480 · $5,760/yr

Listing history 11 events

1. 2026-06-17
   status $84,900 Pending 14 DOM
2. 2026-06-16
   days on market $84,900 Active 14 DOM
3. 2026-06-15
   days on market $84,900 Active 13 DOM
4. 2026-06-13
   days on market $84,900 Active 11 DOM
5. 2026-06-12
   days on market $84,900 Active 10 DOM
6. 2026-06-09
   days on market $84,900 Active 7 DOM
7. 2026-06-08
   days on market $84,900 Active 6 DOM
8. 2026-06-08
   days on market $84,900 Active 5 DOM
9. 2026-06-07
   days on market $84,900 Active 4 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $84,900 Active 1 DOM

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: +$296/yr (+$25/mo · 39.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,964
• − Mortgage interest: −$4,756
• − Property taxes: −$750
• − Insurance: −$424
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − HOA: −$5,760
• − Depreciation: −$2,470
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $1,691/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: Wayne Highlands SD
• NCES district ID: 4224970
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $46,476
• Composite: 47.36/100
• National rank: #2292
• State rank: #115 of 539 in PA

Livability — Cherry Ridge

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

Census & demographics

• Population (ZIP): 12,576

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 3%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.12%
• Current HPI: 313.5221
• 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

1 event — show timeline

• 2026-06-02 Listed $84,900 PWMLS

Property tax history

-1.1%/yr

Latest (2026): $750 · +2.7% YoY. Source: county tax records.