Redman JV Honey Ridge Plan · Honey Brook, PA 19344

$135,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 1 Days on market

Manufactured home Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Manufactured-home adj. -2.9

Listing remarks

Welcome to Honey Ridge, a vibrant new residential community now open in Honeybrook, Pennsylvania! This thoughtfully planned neighborhood features high-quality manufactured homes that combine affordability, style, and functionality. With beautifully designed 2- and 3-bedroom floor plans starting at just $135,000, Honey Ridge makes homeownership accessible for all ages seeking a modern, budget-friendly place to call home. Honey Ridge is more than just a neighborhood—it's a lifestyle. Residents enjoy contemporary, energy-efficient homes along with a host of community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more.

Key facts

• Walking trail
• Manufactured homes
• Community amenities

Tags

• MANUFACTURED HOMES
• COMMUNITY AMENITIES
• WALKING TRAIL
• TWO PLAYGROUNDS
• SERENITY GARDEN

🏗️ New construction. The $135,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $195,000.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (3.7% below list).
• Recommended offer: $130k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 6.3% in Honey Brook — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#537 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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 Ms (math 41% / reading 63%, grade C+, #103 of 512 statewide, top 21%, 920 students, 35% FRL); Twin Valley Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,023 students, 24% FRL).
• Market conditions: 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $130,061 (3.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.04%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $195,000
• List price: $135,000
• Delta: -30.77%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Keystone Ct	0.37mi	3/2.0 (+1)	1,000 (-5%)	13mo	$118,900	$119	58
1 Tulip Dr	0.53mi	3/2.0 (+1)	1,120 (+6%)	10mo	$102,000	$91	52
125 Erica Cir	0.39mi	3/2.0 (+1)	1,150 (+9%)	13mo	$84,900	$74	51
116 Erica Cir	0.36mi	3/2.0 (+1)	1,300 (+23%)	5mo	$87,500	$67	49
98 Erica Cir	0.41mi	3/2.0 (+1)	1,307 (+24%)	5mo	$111,000	$85	47
23 Patton Dr	0.60mi	2/2.0	980 (-7%)	16mo	$90,000	$92	47
158 Keystone Ct	0.32mi	3/1.0 (+1)	950 (-10%)	16mo	$55,900	$59	46
632 Icedale Rd	0.56mi	2/1.0	989 (-6%)	16mo	$870,000	$880	46
194 Joyce Ln	0.48mi	3/1.0 (+1)	896 (-15%)	7mo	$45,000	$50	38
212 Barons Hill Rd	1.25mi	3/2.0 (+1)	1,296 (+23%)	1mo	$320,000	$247	34
39 Patton Dr	0.55mi	3/2.0 (+1)	1,248 (+18%)	14mo	$112,500	$90	32
325 Grandview Cir	0.90mi	3/2.0 (+1)	1,205 (+14%)	14mo	$399,900	$332	25

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-51,967
• Equity at exit: $29,075

10-year hold

• IRR: -27.9%
• Equity multiple: -0.31×
• Total profit: $-71,425
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Active competition Active MLS

• For sale now: 20 active
• Median asking: $135,000 ($128/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +44.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19344

• Home prices YoY: -7.5%
• Active inventory: 100
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-320

Break-even live

Break-even rent $1,706

Max offer price $148,679

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-253	+0% $-320	+5% $-387	+10% $-455
Rent	-10% $-423	-5% $-371	+0% $-320	+5% $-269	+10% $-217
Rate	-1.0pp $-222	-0.5pp $-271	base $-320	+0.5pp $-371	+1.0pp $-422

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Cupola Rd Honey Brook, PA	2.0	1.0	1500	$2,195	$1.46	108d	1	0.39mi
1 Mark Rd Honey Brook, PA	2.0	2.0	880	$1,200	$1.36	0d	1	0.45mi

Property features AI

Finance

• Other: Property marketed as a plan under Redman JV Honey RidgeAddress: Redman JV Honey Ridge Plan, Honey Brook, PA 19344
• Financial info: List price $135,000
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Natural gas availableCentral air conditioning
• Home design: New construction plan: Redman JV Honey RidgeListing currently active
• Construction: Living area approximately 1,056Construction details not specified
• Exterior features: Shake roof

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: 2 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open interior living space
• Laundry & utility: Laundry details not provided

Listing history 23 events

1. 2026-08-13
   pricedays on marketlisting id $135,000 Active 1 DOM
2. 2026-07-01
   days on market $165,000 Active 33 DOM
3. 2026-06-30
   days on market $165,000 Active 32 DOM
4. 2026-06-29
   days on market $165,000 Active 31 DOM
5. 2026-06-28
   days on market $165,000 Active 30 DOM
6. 2026-06-28
   days on market $165,000 Active 29 DOM
7. 2026-06-27
   days on market $165,000 Active 28 DOM
8. 2026-06-25
   days on market $165,000 Active 26 DOM
9. 2026-06-23
   days on market $165,000 Active 24 DOM
10. 2026-06-21
    days on market $165,000 Active 23 DOM
11. 2026-06-18
    days on market $165,000 Active 20 DOM
12. 2026-06-17
    days on market $165,000 Active 19 DOM
13. 2026-06-16
    days on market $165,000 Active 18 DOM
14. 2026-06-15
    days on market $165,000 Active 17 DOM
15. 2026-06-14
    days on market $165,000 Active 15 DOM
16. 2026-06-13
    days on market $165,000 Active 14 DOM
17. 2026-06-10
    days on market $165,000 Active 12 DOM
18. 2026-06-09
    days on market $165,000 Active 11 DOM
19. 2026-06-08
    days on market $165,000 Active 10 DOM
20. 2026-06-07
    days on market $165,000 Active 9 DOM
21. 2026-06-02
    days on market $165,000 Active 4 DOM
22. 2026-06-01
    days on market $165,000 Active 3 DOM
23. 2026-05-31
    days on market $165,000 Active 2 DOM

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $15,607
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$5,673
• Taxable loss: −$7,386
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-2,069/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 Est. rehab $5,280–$15,840 screening

This manufactured home in Honey Ridge, Pennsylvania, is in good condition with a modern kitchen and well-maintained interior. It offers a good starting point for potential buyers or renters, with minor updates that could significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a small front porch or entryway — Can improve curb appeal and provide a welcoming entrance. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Twin Valley El Ctr B PA #313/1,518 Nat'l #6,217/41,679 High Twin Valley Hs B+ PA #37/437 Nat'l #1,843/17,239

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

B Composite livability gradescore 73/100

Livability — Honey Brook

• Score: 73/100
• State rank: #537
• US rank: #5035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester · 546,756 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,910
• Household income: $84,164
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Romanian 2% Polish 2% Iranian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 80% English-only · German/W. Germanic 16% Spanish 2% Other Indo-European 1%

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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: ▼ -22.79%
• Current HPI: 281.2501
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Property marketed as a plan under Redman JV Honey RidgeAddress: Redman JV Honey Ridge Plan, Honey Brook, PA 19344
• Financial info: List price $135,000
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Natural gas availableCentral air conditioning
• Home design: New construction plan: Redman JV Honey RidgeListing currently active
• Construction: Living area approximately 1,056Construction details not specified
• Exterior features: Shake roof

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: 2 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Open interior living space
• Laundry & utility: Laundry details not provided