16 Abbey Rd · East Fallowfield, PA 19320

$119,900

2 bd · 1.0 ba · 780 sqft · Manufactured · 171 Days on market

Built 2025 $154/sqft · at area comps Est $122k · at est. ↓ 8% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• 1% rule +7.3/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new Champion single wide mobile home in Hidden Valley Estates, a well kept community with easy access to major routes. Open floor plan, kitchen w/ stainless steel appliances, primary bedroom with 2 closets, convenient laundry area in hallway, laminate flooring throughout, covered from porch/deck and more. Unit comes with a limited warranty from manufacturer. Don't miss this new unit is a great location and priced to sell.

Key facts

• Covered front porch
• Open floor plan
• Laminate flooring

Tags

• OPEN FLOOR PLAN
• PRIMARY BEDROOM WITH 2 CLOSETS
• CONVENIENT LAUNDRY AREA
• LAMINATE FLOORING
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Coatesville Area SD (suburban): math 18% / reading 31% proficiency, ranked #457 of 539 in PA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 250 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 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 + 4.8% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $122,247
• List price: $119,900
• Delta: -1.92%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.82% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $11,523
• Equity at exit: $17,877

10-year hold

• IRR: 19.2%
• Equity multiple: 2.73×
• Total profit: $57,915
• Equity at exit: $10,367

Cash invested: $33,572 (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 19320

• Rents YoY: 4.8%
• Active inventory: 250
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $444

Break-even live

Break-even rent $910

Max offer price $119,900

Occupancy floor 65%

Sensitivity live

Price	-10% $511	-5% $478	+0% $444	+5% $410	+10% $376
Rent	-10% $327	-5% $385	+0% $444	+5% $502	+10% $560
Rate	-1.0pp $504	-0.5pp $474	base $444	+0.5pp $413	+1.0pp $381

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 Charles St Unit REAR Coatesville, PA	1.0	1.0	800	$1,175	$1.47	44d	1	1.24mi
322 Charles St Coatesville, PA	3.0	1.0	1064	$1,700	$1.60	25d	1	1.29mi
567 S 1st Ave Unit 4 Coatesville, PA	1.0	1.0	700	$1,150	$1.64	44d	1	1.34mi
328 W Lincoln Hwy Coatesville, PA	1.0	1.0	800	$1,250	$1.56	44d	1	1.35mi

Listing history 16 events

1. 2026-06-18
   days on market $119,900 Active 171 DOM
2. 2026-06-17
   days on market $119,900 Active 170 DOM
3. 2026-06-16
   days on market $119,900 Active 169 DOM
4. 2026-06-15
   days on market $119,900 Active 168 DOM
5. 2026-06-13
   days on market $119,900 Active 166 DOM
6. 2026-06-13
   days on market $119,900 Active 165 DOM
7. 2026-06-09
   days on market $119,900 Active 162 DOM
8. 2026-06-08
   days on market $119,900 Active 161 DOM
9. 2026-06-07
   days on market $119,900 Active 160 DOM
10. 2026-06-04
    days on market $119,900 Active 157 DOM
11. 2026-06-03
    days on market $119,900 Active 156 DOM
12. 2026-06-02
    days on market $119,900 Active 155 DOM
13. 2026-06-01
    days on market $119,900 Active 154 DOM
14. 2026-05-31
    days on market $119,900 Active 153 DOM
15. 2026-05-07
    price $119,900 431-char remark

    Show marketing remark (431 chars)

    Brand new Champion single wide mobile home in Hidden Valley Estates, a well kept community with easy access to major routes. Open floor plan, kitchen w/ stainless steel appliances, primary bedroom with 2 closets, convenient laundry area in hallway, laminate flooring throughout, covered from porch/deck and more. Unit comes with a limited warranty from manufacturer. Don't miss this new unit is a great location and priced to sell.

16. 2025-12-29
    listed $129,900 Active 431-char remark

    Show marketing remark (431 chars)

    Brand new Champion single wide mobile home in Hidden Valley Estates, a well kept community with easy access to major routes. Open floor plan, kitchen w/ stainless steel appliances, primary bedroom with 2 closets, convenient laundry area in hallway, laminate flooring throughout, covered from porch/deck and more. Unit comes with a limited warranty from manufacturer. Don't miss this new unit is a great location and priced to sell.

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$707/yr (+$59/mo · 147.1%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,656
• − Mortgage interest: −$6,716
• − Property taxes: −$480
• − Insurance: −$600
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,488
• Taxable income: $3,547
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $4,472/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: Coatesville Area SD
• NCES district ID: 4206240
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $66,753
• Composite: 23.19/100
• National rank: #7944
• State rank: #457 of 539 in PA

Livability — East Fallowfield

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

Census & demographics

• County: Chester County · 432,350 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,941
• Household income: $90,601
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 1480.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Black 17% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Russian/Polish/Slavic 0%

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: ▼ -195.38%
• Current HPI: 274.045
• Rent YoY: ▲ 4.82%
• 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

-7.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $119,900 BRIGHT MLS
• 2025-12-29 Listed $129,900 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2025): $480 · +3.3% YoY. Source: county tax records.