Clayton Mariner B Plan · Robinson, PA J0OO4U

$72,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 56 Days on market

Excellent condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to 1406 Hidden Valley, a stunning manufactured home for sale built by Champion Homes, located in the welcoming Hidden Valley community. This 3-bedroom, 2-bathroom home offers 1,191 sq. ft. of modern comfort with thoughtful upgrades throughout. Step into an open-concept living space featuring low-E windows, LED lighting, and a designer kitchen with stainless steel Whirlpool appliances, soft-close cabinet doors, and a full ceramic backsplash. Enjoy extra touches like vaulted ceilings, upgraded cabinets with wrapped stiles, and energy-efficient insulation for year-round comfort. The spacious master suite includes dual sinks and a large walk-in shower, while additional highlights includ

Key facts

• Designer kitchen
• Led lighting
• Low-e windows

Tags

• HIDDEN VALLEY COMMUNITY
• OPEN-CONCEPT LIVING SPACE
• LOW-E WINDOWS
• LED LIGHTING
• DESIGNER KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: List price: 72,900

Exterior

• Parking: 2 parking spaces
• Utilities: Electric heating available; Has cooling
• Home design: New construction inventory (Plan)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Cooling system (other)
• Interior features: Plan home (Clayton Mariner B); Living area of 1,080

🏗️ New construction. The $72,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $57,240.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,651 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, employment D+, schools F.
• Fort Cherry SD (rural): math 34% / reading 62% proficiency, ranked #213 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($396 loan paydown + $2k appreciation (3.0% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,713 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.93% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.87%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $57,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Hidden Valley Rd	0.02mi	2/2.0 (-1)	960 (-11%)	14mo	$50,400	$53	64
1304 Hidden Valley Rd	0.02mi	2/2.0 (-1)	960 (-11%)	14mo	$55,900	$58	64
1320 Hidden Valley Dr	0.07mi	3/2.0	1,232 (+14%)	13mo	$27,000	$22	63

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: 41.5%
• Equity multiple: 3.34×
• Total profit: $37,424
• Equity at exit: $25,738

10-year hold

• IRR: 41.4%
• Equity multiple: 6.65×
• Total profit: $90,497
• Equity at exit: $39,665

Cash invested: $16,027 (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 J0OO4U

• Active inventory: 1
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$300
• Tax est. 1.5%: −$72 /mo · $859/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $479

Break-even live

Break-even rent $501

Max offer price $57,240

Occupancy floor 52%

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: $14,310
• Closing costs: $1,717
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $72,900 Active 56 DOM
2. 2026-06-17
   days on market $72,900 Active 55 DOM
3. 2026-06-16
   days on market $72,900 Active 54 DOM
4. 2026-06-15
   days on market $72,900 Active 53 DOM
5. 2026-06-13
   days on market $72,900 Active 51 DOM
6. 2026-06-09
   days on market $72,900 Active 47 DOM
7. 2026-06-08
   days on market $72,900 Active 46 DOM
8. 2026-06-07
   days on market $72,900 Active 45 DOM
9. 2026-06-05
   days on market $72,900 Active 42 DOM
10. 2026-06-03
    days on market $72,900 Active 41 DOM
11. 2026-06-02
    days on market $72,900 Active 40 DOM
12. 2026-06-01
    days on market $72,900 Active 39 DOM
13. 2026-05-31
    days on market $72,900 Active 38 DOM
14. 2026-04-23
    listed $72,900 Active 770-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,286
• − Mortgage interest: −$3,206
• − Property taxes: −$859
• − Insurance: −$286
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,665
• Taxable income: $5,144
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $4,514/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 · 13 photos

Excellent 100/100 None rehab

This new manufactured home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint enhances curb appeal and can make the home more attractive to potential buyers.
• Resale Adding a small garden or landscaping around the home — A well-maintained garden can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint enhances curb appeal and can make the home more attractive to potential buyers. ↑
• Resale Adding a small garden or landscaping around the home — A well-maintained garden can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fort Cherry SD
• NCES district ID: 4209960
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 62% ▼ -13.00%
• Median HH income: $51,129
• Composite: 41.12/100
• National rank: #3564
• State rank: #213 of 539 in PA

Livability — Robinson

• Score: 56/100
• State rank: #1651
• US rank: #22918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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