216 Michael Rd · Cambridge, PA 19344

$120,000

4 bd · 2.0 ba · 1,690 sqft · Manufactured · 10 Days on market

Built 2002 ↓ 4% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Escape the chaos and enjoy this freshly renovated 4-bedroom, 2-bath home in Honey Brook, blending peaceful country living with modern updates. Inside, you’ll find bright, open living spaces with new flooring, fresh paint, two living areas, and a stylish kitchen that flows into the dining area. The home also features a private primary suite, three additional bedrooms, and a new front deck, a new roof installed in 2025 and more. Schedule your tour to see this one today!

Key facts

• Built 2002
• Listed 10 days

Property features AI

Finance

• Other: Property manager present
• Financial info: Ground rent $585 per month; Ownership includes ground rent; Improvement assessed value: $12,210; Tax assessed value: $12,210; Tax year 2025

Exterior

• Parking: Driveway
• Utilities: Electric cooling; Electric hot water; On-site septic; Community water
• Home design: Manufactured structure; Stick built construction; Estimated year built
• Construction: Stick built construction; Manufactured structure
• Exterior features: Driveway; Above grade and below grade other structures; Tidal water: No; Ground rent payable monthly ($585)

Interior

• Bedrooms: 4 bedrooms on main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Central air conditioning; Electric hot water
• Interior features: Estimated living area; No basement; 2+ access exits

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

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: 45 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 $830 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 + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

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: 1.79% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.43%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.8%
• Equity multiple: 2.25×
• Total profit: $41,920
• Equity at exit: $17,892

10-year hold

• IRR: 37.1%
• Equity multiple: 4.44×
• Total profit: $115,446
• Equity at exit: $10,375

Cash invested: $33,600 (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 →

ZIP-level market 19344

• Home prices YoY: -7.5%
• Active inventory: 45
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $964

Break-even live

Break-even rent $928

Max offer price $120,000

Occupancy floor 50%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $120,000 Active
3. 2025-11-12
   historical
4. 2025-10-25
   status Active
5. 2025-10-14
   status Pending
6. 2025-07-28
   status Active
7. 2025-06-12
   status Pending
8. 2025-02-25
   price $120,000
9. 2024-11-25
   listed $125,000 Active

ⓘ 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: $641 · $53/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$627/yr (+$52/mo · 97.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $25,772
• − Mortgage interest: −$6,722
• − Property taxes: −$641
• − Insurance: −$600
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$3,491
• Taxable income: $10,194
• Est. tax owed @ 24.0%: −$2,447
• After-tax cash flow: $9,120/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 — Cambridge

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

Census & demographics

• Population (ZIP): 12,910

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 (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%

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

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

-4.0% since first listed

9 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-20 Listed $120,000 BRIGHT MLS
• 2025-11-12 Listing Removed — BRIGHT MLS
• 2025-10-25 Relisted — BRIGHT MLS
• 2025-10-14 Pending — BRIGHT MLS
• 2025-07-28 Relisted — BRIGHT MLS
• 2025-06-12 Pending — BRIGHT MLS
• 2025-02-25 Price Changed $120,000 BRIGHT MLS
• 2024-11-25 Listed $125,000 BRIGHT MLS

Property tax history

+6.9%/yr

Latest (2026): $641 · +2.9% YoY. Source: county tax records.