Redman 11 JV Honey Ridge Plan · Honey Brook, PA 19344

$165,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 60 Days on market

Manufactured home Good condition

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Why this score? — see what drove the D- 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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -3.4

Listing remarks

Welcome to Honey Ridge, a vibrant new residential community now open in Honeybrook, Pennsylvania! This thoughtfully planned neighborhood features high-quality manufactured homes that combine affordability, style, and functionality. With beautifully designed 2- and 3-bedroom floor plans starting at just $135,000, Honey Ridge makes homeownership accessible for all ages seeking a modern, budget-friendly place to call home. Honey Ridge is more than just a neighborhood—it's a lifestyle. Residents enjoy contemporary, energy-efficient homes along with a host of community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more.

Key facts

• Walking trail
• Manufactured homes
• Community amenities

Tags

• MANUFACTURED HOMES
• COMMUNITY AMENITIES
• WALKING TRAIL
• TWO PLAYGROUNDS
• SERENITY GARDEN

🏗️ New construction. The $165,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $195,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.7% below list).
• Recommended offer: $156k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.5% in Honey Brook — 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 73/100 on livability (#537 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Twin Valley SD (rural): math 52% / reading 65% proficiency, ranked #72 of 539 in PA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Twin Valley Ms (math 41% / reading 63%, grade C+, #103 of 512 statewide, top 21%, 920 students, 35% FRL); Twin Valley Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,023 students, 24% FRL).
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,552 (5.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $195,000
• List price: $165,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Arrowhead Ct	0.12mi	3/2.0	1,430 (+6%)	10mo	$90,000	$63	76
116 Erica Cir	0.49mi	3/2.0	1,300 (-3%)	3mo	$87,500	$67	69
36 Flintlock Ct	0.29mi	3/2.0	1,300 (-3%)	15mo	$68,500	$53	68
98 Erica Cir	0.55mi	3/2.0	1,307 (-3%)	3mo	$111,000	$85	67
1 Tulip Dr	0.38mi	3/2.0	1,120 (-17%)	9mo	$102,000	$91	50
40 Forrest Rd	1.42mi	3/1.0	1,288 (-4%)	5mo	$167,000	$130	50
2 Buck Ct	0.39mi	3/2.0	1,624 (+21%)	10mo	$36,000	$22	48
39 Patton Dr	0.64mi	3/2.0	1,248 (-7%)	13mo	$112,500	$90	48
125 Erica Cir	0.51mi	3/2.0	1,150 (-14%)	12mo	$84,900	$74	42
325 Grandview Cir	0.75mi	3/2.0	1,205 (-10%)	13mo	$399,900	$332	37
237 Dove Dr	0.63mi	3/2.0	1,540 (+15%)	11mo	$325,000	$211	37
331 Grandview Cir	0.82mi	3/1.5	1,534 (+14%)	13mo	$410,000	$267	28

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-39,138
• Equity at exit: $29,075

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-43,723
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Active competition Active MLS

• For sale now: 11 active
• Median asking: $165,000 ($123/sqft)
• Median days on market: 50 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +18.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19344

• Home prices YoY: -7.5%
• Active inventory: 69
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-119

Break-even live

Break-even rent $1,706

Max offer price $177,818

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-51	+0% $-119	+5% $-186	+10% $-254
Rent	-10% $-242	-5% $-180	+0% $-119	+5% $-57	+10% $4
Rate	-1.0pp $-21	-0.5pp $-69	base $-119	+0.5pp $-169	+1.0pp $-221

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Cupola Rd Honey Brook, PA	2.0	1.0	1500	$2,195	$1.46	62d	1	0.27mi
1 Mark Rd Honey Brook, PA	2.0	2.0	880	$1,200	$1.36	2d	1	0.56mi
152 Icedale Rd Honey Brook, PA	3.0	2.0	1520	$2,500	$1.64	7d	1	1.08mi

Property features AI

Finance

• Other: Address marketed as Redman 11 JV Honey Ridge Plan, Honey Brook, PA 19344Listing status: Active
• Financial info: List price $160,000

Exterior

• Utilities: Natural gas availableCentral air conditioning
• Home design: Plan: Redman 11 JV Honey RidgeNew construction plan
• Construction: Living area approximately 1344Plan model year current as of 2026
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 2 total bathrooms

Listing history 48 events

1. 2026-08-08
   days on market $165,000 Active 60 DOM
2. 2026-08-07
   days on market $165,000 Active 59 DOM
3. 2026-08-06
   days on market $165,000 Active 58 DOM
4. 2026-08-05
   days on market $165,000 Active 57 DOM
5. 2026-08-04
   days on market $165,000 Active 56 DOM
6. 2026-08-03
   days on market $165,000 Active 55 DOM
7. 2026-07-31
   days on market $165,000 Active 52 DOM
8. 2026-07-30
   days on market $165,000 Active 51 DOM
9. 2026-07-29
   days on market $165,000 Active 50 DOM
10. 2026-07-27
    days on market $165,000 Active 48 DOM
11. 2026-07-25
    days on market $165,000 Active 46 DOM
12. 2026-07-24
    days on market $165,000 Active 45 DOM
13. 2026-07-23
    days on market $165,000 Active 44 DOM
14. 2026-07-22
    days on market $165,000 Active 43 DOM
15. 2026-07-21
    days on market $165,000 Active 42 DOM
16. 2026-07-18
    days on market $165,000 Active 39 DOM
17. 2026-07-16
    days on market $165,000 Active 37 DOM
18. 2026-07-16
    days on market $165,000 Active 36 DOM
19. 2026-07-14
    days on market $165,000 Active 35 DOM
20. 2026-07-13
    days on market $165,000 Active 34 DOM
21. 2026-07-12
    days on market $165,000 Active 33 DOM
22. 2026-07-11
    days on market $165,000 Active 32 DOM
23. 2026-07-10
    days on market $165,000 Active 31 DOM
24. 2026-07-09
    days on market $165,000 Active 30 DOM
25. 2026-07-08
    days on market $165,000 Active 29 DOM
26. 2026-07-07
    days on market $165,000 Active 28 DOM
27. 2026-07-06
    days on market $165,000 Active 27 DOM
28. 2026-07-05
    days on market $165,000 Active 26 DOM
29. 2026-07-04
    days on market $165,000 Active 25 DOM
30. 2026-07-03
    days on market $165,000 Active 24 DOM
31. 2026-07-02
    days on market $165,000 Active 23 DOM
32. 2026-07-01
    days on market $165,000 Active 22 DOM
33. 2026-06-30
    days on market $165,000 Active 21 DOM
34. 2026-06-29
    days on market $165,000 Active 20 DOM
35. 2026-06-28
    days on market $165,000 Active 19 DOM
36. 2026-06-28
    days on market $165,000 Active 18 DOM
37. 2026-06-27
    days on market $165,000 Active 17 DOM
38. 2026-06-25
    pricedays on market $165,000 Active 15 DOM
39. 2026-06-23
    days on market $160,000 Active 13 DOM
40. 2026-06-21
    days on market $160,000 Active 12 DOM
41. 2026-06-18
    days on market $160,000 Active 9 DOM
42. 2026-06-17
    days on market $160,000 Active 8 DOM
43. 2026-06-16
    days on market $160,000 Active 7 DOM
44. 2026-06-15
    days on market $160,000 Active 6 DOM
45. 2026-06-14
    days on market $160,000 Active 4 DOM
46. 2026-06-13
    days on market $160,000 Active 3 DOM
47. 2026-06-09
    remarks 693-char remark
48. 2026-06-09
    listed $160,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,666
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$5,673
• Taxable loss: −$4,816
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $-269/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 · 6 photos

Good 80/100 None rehab

This manufactured home in Honey Ridge, Pennsylvania, is in good condition with a fresh exterior and well-maintained landscaping. It offers a good starting point for potential buyers or renters, with updates like new paint, flooring, and HVAC system that can significantly increase its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new flooring in kitchen and bathrooms — New flooring improves functionality and appearance ↑
• Both Upgrade HVAC system — Modern HVAC system improves comfort and energy efficiency ↑

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Twin Valley El Ctr B PA #313/1,518 Nat'l #6,217/41,679 High Twin Valley Hs B+ PA #37/437 Nat'l #1,843/17,239

Schools (NCES district)

• District: Twin Valley SD
• NCES district ID: 4224000
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $71,916
• Composite: 51.88/100
• National rank: #1655
• State rank: #72 of 539 in PA

B Composite livability gradescore 73/100

Livability — Honey Brook

• Score: 73/100
• State rank: #537
• US rank: #5035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester · 546,756 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,910
• Household income: $84,164
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address marketed as Redman 11 JV Honey Ridge Plan, Honey Brook, PA 19344Listing status: Active
• Financial info: List price $160,000

Exterior

• Utilities: Natural gas availableCentral air conditioning
• Home design: Plan: Redman 11 JV Honey RidgeNew construction plan
• Construction: Living area approximately 1344Plan model year current as of 2026
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: 2 total bathrooms