106 Dusk Dr · West Nottingham, PA 19362

$64,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 25 Days on market

Built 1997 $58/sqft · 78% below area ↓ 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom, 2 Bath Single-wide mobile home for sale, located in Martins Mobile Home Park in Nottingham PA. This mobile homes offers all the essentials you need. Among some of the features and recent upgrades you have the entire roof that was replaced in 2025, new water heater installed in 2025, A/C unit upgraded in 2025, the home comes will at the necessary appliances including washer and dryer which were also purchased in 2025. This home also has a deck on the front for you to enjoy your time off. If you are looking for a mobile home in a well maintained mobile home community, this is the best home for you. The mobile home is subject to ground rent which is $600 it includes: water, sewer, t

Key facts

• 2 parking spots
• Built 1997
• Listed 25 days

Property features AI

Finance

• Other: Ownership interest: Ground rent; Property condition: Good; Pets allowed with restrictions (breed, number, size/weight; pet addendum/deposit; case-by-case)
• HOA & community: Located in a park with monthly ground rent ($600); Road responsibility: HOA/private

Exterior

• Parking: Paved driveway/parking; Driveway/off-street parking for 2 vehicles
• Utilities: Electric service with circuit breakers; Propane available; Water from community and well; Shared septic; Phone available
• Home design: Manufactured single-wide home (Skyline model); Estimated year built; Middle-of-block location in Martins Trailer Park; Roads are HOA/private and paved
• Construction: Vinyl siding; CPVC/PVC plumbing; Composite roof; Manufactured/modular construction; Building winterized
• Exterior features: Deck(s); Exterior lighting; Shed; Landscaping; Rented lot (monthly ground rent)

Interior

• Kitchen: Gas range/oven; Microwave; Refrigerator; Dishwasher; Kitchen island
• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning and ceiling fans; Electric hot water and propane hot water
• Interior features: Open floor plan with combination dining/living and combination kitchen/dining; Breakfast area and eat-in kitchen with island and table space; Built-ins, skylights, vaulted ceilings, and window treatments; Ceiling fans; Tub with shower; Double entry and storm doors; Entry-level bedroom
• Laundry & utility: Washer and dryer in unit (main floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% 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.
• Oxford Area SD (suburban): math 31% / reading 49% proficiency, ranked #309 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 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 $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($64k) 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 $63,926 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.76% ✓
• Cap rate: 24.50%
• Cash-on-cash: 65.02%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (median comp): $291,825
• List price: $64,900
• Delta: -77.76%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 64.2%
• Equity multiple: 3.87×
• Total profit: $52,213
• Equity at exit: $9,677

10-year hold

• IRR: 68.6%
• Equity multiple: 7.95×
• Total profit: $126,283
• Equity at exit: $5,611

Cash invested: $18,172 (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 19362

• Home prices YoY: -9.4%
• Active inventory: 15
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $985

Break-even live

Break-even rent $544

Max offer price $64,900

Occupancy floor 40%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $64,900 Pending 25 DOM
2. 2026-06-04
   days on market $64,900 Active 24 DOM
3. 2026-06-03
   days on market $64,900 Active 23 DOM
4. 2026-06-02
   days on market $64,900 Active 22 DOM
5. 2026-06-01
   days on market $64,900 Active 21 DOM
6. 2026-05-31
   days on market $64,900 Active 20 DOM
7. 2026-05-12
   listed $73,000 Active 789-char remark
8. 2026-05-11
   historical $73,000 789-char remark

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $887 · $74/mo
• Expected delta: +$139/yr (+$12/mo · 18.5%)

ⓘ 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 6/10 Major 7 d/yr ≥103°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,485
• − Mortgage interest: −$3,635
• − Property taxes: −$748
• − Insurance: −$324
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$1,888
• Taxable income: $11,451
• Est. tax owed @ 24.0%: −$2,748
• After-tax cash flow: $9,068/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: Oxford Area SD
• NCES district ID: 4218300
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 49% ▼ -13.00%
• Median HH income: $69,152
• Composite: 36.26/100
• National rank: #4707
• State rank: #309 of 539 in PA

Livability — West Nottingham

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

Census & demographics

• Population (ZIP): 6,181

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 5% Italian 5% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -29.04%
• Current HPI: 280.5508
• 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

-11.1% since first listed

4 events — show timeline

• 2026-06-05 Pending — BRIGHT MLS
• 2026-05-21 Price Changed $64,900 BRIGHT MLS
• 2026-05-12 Listed $73,000 BRIGHT MLS
• 2026-05-11 Coming Soon $73,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $748 · +3.4% YoY. Source: county tax records.