84 Second Ave · Village Green-Green Ridge, PA 19063

$99,500

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 15 Days on market

Built 1974 Est $98k · at est.

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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 +6.9/15.0
• Schools +4.3/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Where can you find a home for less than $100,000 in today's market? Easy one floor living in Village Green +55 Senior Community. This home sits on a PREMIUM lot with it's own front porch to relax and enjoy nature. Recently updated to include NEW Central Air (2026), Water Heater (2026), Stainless Steel Range and Hood (2026). Flooring was replaced 2023. This 2 bedroom home with full hall bath featuring a walk in shower along with nice size living room and eat in kitchen, and main level washer and dryer will be a pleasure to call home. Low taxes too! Need some extra space? There is a shed as well to store your seasonal things and much more. Centrally located near shopping, restaurants, Riddle

Key facts

• Front porch
• New water heater
• Premium lot

Tags

• ONE FLOOR LIVING
• PREMIUM LOT
• FRONT PORCH
• NEW CENTRAL AIR
• NEW WATER HEATER
• STAINLESS STEEL RANGE

Property features AI

Finance

• Other: Property manager present; Ground rent ownership interest; Accessible with 2+ access exits
• Financial info: Monthly ground rent: $1,010; Annual ground rent listed as an income/expense item
• HOA & community: Ground rent applies and is paid monthly

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide patio home; Located in a senior community (55+); Good condition
• Construction: Vinyl and aluminum siding; Marlette manufactured home
• Exterior features: Exterior lighting; Patio(s)

Interior

• Kitchen: Electric oven/range; Range hood; Refrigerator
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning (electric)
• Interior features: Walk-in shower in the bathroom; Breakfast area; Entry-level bedroom; Eat-in kitchen
• Laundry & utility: Washer and dryer on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.7% in Village Green-Green Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Penn-Delco SD (suburban): math 37% / reading 59% proficiency, ranked #174 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Sun Valley Hs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 1,070 students, 34% FRL) — zoned schools average 34% FRL vs 16% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 127 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 299 units permitted in Delaware County in 2024 (5 in 5+ unit buildings).
• This rent is only 15% of the median local income ($127k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $98,088
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Travelo Ln	0.09mi	2/1.0	784 (+7%)	2mo	$114,000	$145	82
169 Fourth Ave	0.06mi	2/1.0	672 (-8%)	9mo	$90,000	$134	76
257 7th Ave	0.15mi	2/1.0	720 (-2%)	20mo	$40,000	$56	74
182 Fifth Ave	0.08mi	2/1.0	840 (+15%)	3mo	$79,000	$94	69

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 · 1.91% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.62×
• Total profit: $17,245
• Equity at exit: $14,836

10-year hold

• IRR: 23.5%
• Equity multiple: 2.92×
• Total profit: $53,413
• Equity at exit: $8,603

Cash invested: $27,860 (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 19063

• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $550

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 60%

Sensitivity live

Price	-10% $619	-5% $585	+0% $550	+5% $516	+10% $481
Rent	-10% $426	-5% $488	+0% $550	+5% $612	+10% $674
Rate	-1.0pp $600	-0.5pp $576	base $550	+0.5pp $524	+1.0pp $498

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5130 Pennell Rd Unit C Media, PA	1.0	1.0	550	$1,450	$2.64	25d	1	0.27mi
3200 Concord Rd Unit 202 Aston Township, PA	1.0	1.5	500	$1,400	$2.80	25d	1	0.99mi
785 Cherry Tree Rd Aston, PA	1.0–2.0	1.0	700	$1,300	$1.86	44d	1	1.19mi
700 Cherry Tree Rd Unit 00 C- 1 Aston Township, PA	1.0	1.0	600	$1,375	$2.29	13d	1	1.32mi

Listing history 11 events

1. 2026-06-21
   days on market $99,500 Active 15 DOM
2. 2026-06-18
   days on market $99,500 Active 12 DOM
3. 2026-06-17
   days on market $99,500 Active 11 DOM
4. 2026-06-16
   days on market $99,500 Active 10 DOM
5. 2026-06-15
   days on market $99,500 Active 9 DOM
6. 2026-06-13
   days on market $99,500 Active 7 DOM
7. 2026-06-13
   days on market $99,500 Active 6 DOM
8. 2026-06-09
   days on market $99,500 Active 3 DOM
9. 2026-06-08
   days on market $99,500 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $99,500 Active 1 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,803
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$2,895
• Taxable income: $5,336
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,322/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: Penn-Delco SD
• NCES district ID: 4218580
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $71,673
• Composite: 43.11/100
• National rank: #3083
• State rank: #174 of 539 in PA

Livability — Village Green-Green Ridge

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

Census & demographics

• Census place: Village Green-Green Ridge, PA
• County: Delaware County · 399,863 people
• City population: 21,242
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 38,172
• Household income: $127,368
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1358.0

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 577,490 people
• By 2030: 581,243 · +0.6%
• By 2040: 584,700 · +1.2%
• By 2050: 586,581 · +1.6%
• By 2075: 598,706 · +3.7%
• By 2100: 590,823 · +2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Asian 8% Black 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · China, Canada, Vietnam
• Languages at home: 89% English-only · Other Asian/Pacific 2% Chinese 2% Spanish 2%

Political lean MEDSL · Delaware

• 2024 margin: Strong D (+23.7) · D 61.4% · R 37.6% · Other 1.0%
• 2008→2024 swing: +2.3pp toward D · 2008: 21.4pp · 2024: 23.7pp
• All cycles: 2024: D+23.7 2020: D+26.7 2016: D+22.0 2012: D+21.8 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -310.16%
• Current HPI: 304.78
• Rent YoY: ▲ 1.91%
• 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

1 event — show timeline

• 2026-06-06 Listed $99,500 BRIGHT MLS

Property tax history

-5.0%/yr

Latest (2026): $77 · -76.1% YoY. Source: county tax records.