110 Sycamore Dr · Honey Brook, PA 19344

$139,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 325 Days on market

Manufactured home Built 2025 Good condition $132/sqft · 29% below area Est $195k · 29% under

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +15.0/15.0
• Schools +6.7/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.2

Listing remarks MLS

This beautiful new 2-bedroom, 2-bathroom home offers 1,056 sq ft of modern comfort on a spacious corner lot. Enjoy features like vinyl flooring, central A/C, smart thermostat, ceiling fans, and propane heat. The kitchen includes a large island, pantry, dishwasher, microwave, refrigerator, and ice maker. The primary suite features double vanity sinks, a walk-in tile shower, and a fiberglass tub/shower combo. Outside, enjoy a deck, driveway, storage shed, and more. Residents enjoy the community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more. Financing Available for Qualified Buyers.

Key facts

• Walking trail
• Manufactured homes
• Community amenities

Tags

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 2 comparable units currently listed for rent nearby; 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 $961 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.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $195,000
• List price: $139,000
• Delta: -28.72%
• 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
122 Keystone Ct	0.35mi	3/2.0	1,000 (-5%)	11mo	$118,900	$119	65
1 Tulip Dr	0.43mi	3/2.0	1,120 (+6%)	9mo	$102,000	$91	63
125 Erica Cir	0.45mi	3/2.0	1,150 (+9%)	12mo	$84,900	$74	54
116 Erica Cir	0.44mi	3/2.0	1,300 (+23%)	3mo	$87,500	$67	52
158 Keystone Ct	0.36mi	3/1.0	950 (-10%)	15mo	$55,900	$59	50
98 Erica Cir	0.50mi	3/2.0	1,307 (+24%)	3mo	$111,000	$85	49
23 Patton Dr	0.61mi	2/2.0 (-1)	980 (-7%)	15mo	$90,000	$92	42
194 Joyce Ln	0.56mi	3/1.0	896 (-15%)	6mo	$45,000	$50	40
632 Icedale Rd	0.63mi	2/1.0 (-1)	989 (-6%)	15mo	$870,000	$880	39
39 Patton Dr	0.56mi	3/2.0	1,248 (+18%)	13mo	$112,500	$90	38
40 Forrest Rd	1.38mi	3/1.0	1,288 (+22%)	5mo	$167,000	$130	32
325 Grandview Cir	0.80mi	3/2.0	1,205 (+14%)	13mo	$399,900	$332	31

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,258
• Equity at exit: $20,725

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $445
• Equity at exit: $12,018

Cash invested: $38,920 (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: 3 active
• Median asking: $165,000 ($143/sqft)
• Median days on market: 71 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +28.9% 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: 8.3×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $145

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 85%

Sensitivity live

Price	-10% $241	-5% $193	+0% $145	+5% $97	+10% $49
Rent	-10% $35	-5% $90	+0% $145	+5% $200	+10% $256
Rate	-1.0pp $215	-0.5pp $181	base $145	+0.5pp $109	+1.0pp $72

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.26mi
1 Mark Rd Honey Brook, PA	2.0	2.0	880	$1,200	$1.36	2d	1	0.51mi

Listing history 4 events

1. 2025-11-07
   status Active 638-char remark

   Show marketing remark (638 chars)

   This beautiful new 2-bedroom, 2-bathroom home offers 1,056 sq ft of modern comfort on a spacious corner lot. Enjoy features like vinyl flooring, central A/C, smart thermostat, ceiling fans, and propane heat. The kitchen includes a large island, pantry, dishwasher, microwave, refrigerator, and ice maker. The primary suite features double vanity sinks, a walk-in tile shower, and a fiberglass tub/shower combo. Outside, enjoy a deck, driveway, storage shed, and more. Residents enjoy the community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more. Financing Available for Qualified Buyers.

2. 2025-10-28
   historical 638-char remark

   Show marketing remark (638 chars)

   This beautiful new 2-bedroom, 2-bathroom home offers 1,056 sq ft of modern comfort on a spacious corner lot. Enjoy features like vinyl flooring, central A/C, smart thermostat, ceiling fans, and propane heat. The kitchen includes a large island, pantry, dishwasher, microwave, refrigerator, and ice maker. The primary suite features double vanity sinks, a walk-in tile shower, and a fiberglass tub/shower combo. Outside, enjoy a deck, driveway, storage shed, and more. Residents enjoy the community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more. Financing Available for Qualified Buyers.

3. 2025-07-03
   price $139,000 638-char remark

   Show marketing remark (638 chars)

   This beautiful new 2-bedroom, 2-bathroom home offers 1,056 sq ft of modern comfort on a spacious corner lot. Enjoy features like vinyl flooring, central A/C, smart thermostat, ceiling fans, and propane heat. The kitchen includes a large island, pantry, dishwasher, microwave, refrigerator, and ice maker. The primary suite features double vanity sinks, a walk-in tile shower, and a fiberglass tub/shower combo. Outside, enjoy a deck, driveway, storage shed, and more. Residents enjoy the community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more. Financing Available for Qualified Buyers.

4. 2025-06-26
   listed $135,000 Active 638-char remark

   Show marketing remark (638 chars)

   This beautiful new 2-bedroom, 2-bathroom home offers 1,056 sq ft of modern comfort on a spacious corner lot. Enjoy features like vinyl flooring, central A/C, smart thermostat, ceiling fans, and propane heat. The kitchen includes a large island, pantry, dishwasher, microwave, refrigerator, and ice maker. The primary suite features double vanity sinks, a walk-in tile shower, and a fiberglass tub/shower combo. Outside, enjoy a deck, driveway, storage shed, and more. Residents enjoy the community amenities, including on-site management, walking trail, two playgrounds, serenity garden and more. Financing Available for Qualified Buyers.

ⓘ 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 4/10 Moderate
• 🌡 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: $16,796
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,044
• Taxable loss: −$501
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,862/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 · 12 photos

Good 80/100 None rehab

This beautiful new 2-bedroom, 2-bathroom home offers 1,056 sq ft of modern comfort on a spacious corner lot. The home is in excellent condition with no visible repairs needed, and the landscaping and paint updates would significantly increase its value.

Value-add opportunities

• Both Landscaping — enhances curb appeal and adds value ↑
• Both Painting — fresh paint improves appearance ↑
• Both Landscaping — enhances curb appeal and adds value ↑

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

Price history

+3.0% since first listed

4 events — show timeline

• 2025-11-07 Relisted — Zillow
• 2025-10-28 Delisted — Zillow
• 2025-07-03 Price Changed $139,000 Zillow
• 2025-06-26 Listed $135,000 Zillow