29 Terrace Dr · Phoenixville, PA 19460

$74,750

2 bd · 1.0 ba · 720 sqft · Manufactured · 35 Days on market

Built 2011

---

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 +4.9/10.0
• Livability +4.5/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this nicely upgraded home in Schuylkill township. This 2007 Marlette offers an open layout, spacious room and economical utility costs. The living room has Butterscotch Oak hardwood floors and a vaulted ceiling. Spacious kitchen has plenty of room for a 4 person table, separate laundry area and large hallway bathroom with new ceramic tile flooring. 1 Bedroom on each end of the house with new carpet and upgraded padding. New seamless gutters with gutter guards installed 2017. New storage shed. Large concrete patio. Included with the home is the stove, refrigerator, portable dishwasher, washer dryer, and 2 window air conditioners. The monthly lot rent is $350 and includes sewer, trash and snow removal from the roadway. 2 pets allowed, 1 dog under 30 lbs is an additional $5/mo. Agreement of Sale contingency on buyer getting park approval ( credit and background check).

Key facts

• Linen cabinet
• New carpet
• Vaulted ceiling

Tags

• VAULTED CEILING
• CERAMIC TILE FLOORING
• HALLWAY LAUNDRY AREA
• LINEN CABINET
• NEW CARPET
• DECK

Property features AI

Finance

• Other: Not located in a federal flood zone; Property manager present
• Financial info: Property sold/assessed value details available (assessed improvement value listed); Annual ground rent noted
• HOA & community: Ground rent applies (approximately $610 monthly)

Exterior

• Parking: On-street parking
• Utilities: 100 Amp electric service; Electric hot water; Cable TV available
• Home design: Manufactured single-wide home; Estimated year built
• Construction: Modular/Manufactured construction; Shingle roof
• Exterior features: Sidewalks; Public water and public sewer

Interior

• Kitchen: Dishwasher; Electric range/oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Ceramic tile; Carpet
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (propane - leased); Electric cooling
• Interior features: Open floor plan; Eat-in kitchen; Tub/shower
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 2.7% in Phoenixville — 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 91/100 on livability (#11 in PA, #48 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+.
• Phoenixville Area SD (suburban): math 44% / reading 66% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.6%/yr); 174 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $516 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 + 5.6% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $41k; list at $75k implies a 82% gain — meaningful room to come down on a strong offer.

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 $72,507 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 2.52% ✓
• Cap rate: 22.15%
• Cash-on-cash: 56.65%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.63% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 3.67×
• Total profit: $55,958
• Equity at exit: $11,145

10-year hold

• IRR: 63.8%
• Equity multiple: 8.26×
• Total profit: $152,025
• Equity at exit: $6,463

Cash invested: $20,930 (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 19460

• Rents YoY: 5.6%
• Active inventory: 174
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$392
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $988

Break-even live

Break-even rent $636

Max offer price $74,750

Occupancy floor 43%

Sensitivity live

Price	-10% $1,030	-5% $1,009	+0% $988	+5% $967	+10% $946
Rent	-10% $839	-5% $914	+0% $988	+5% $1,063	+10% $1,137
Rate	-1.0pp $1,026	-0.5pp $1,007	base $988	+0.5pp $969	+1.0pp $949

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: $18,688
• Closing costs: $2,242
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Lexington Dr Phoenixville, PA	1.0	1.0	750	$1,597	$2.13	44d	1	0.99mi
10 Lexington Dr Phoenixville, PA	1.0	1.0	750	$1,847	$2.46	21d	1	0.99mi
495 Nutt Rd Phoenixville, PA	1.0–2.0	1.0	784	$1,950	$2.49	2d	7	1.05mi
200 Lincoln Ave #112 Phoenixville, PA	1.0	1.0	714	$1,900	$2.66	25d	1	1.12mi
136 S Main St Unit 6 Phoenixville, PA	1.0	1.0	570	$1,750	$3.07	19d	1	1.22mi
136 Main St Phoenixville, PA	1.0	1.0	570	$1,700	$2.98	13d	1	1.22mi
400 Bridge St Unit 5 Phoenixville, PA	1.0	1.0	650	$1,675	$2.58	44d	1	1.23mi
400 Bridge St Unit 7 Phoenixville, PA	1.0	1.0	650	$1,675	$2.58	21d	1	1.23mi
723 Wheatland St Phoenixville, PA	2.0	2.0	827	$2,725	$3.30	2d	13	1.30mi
26 Gay St Phoenixville, PA	1.0	1.0	550	$1,350	$2.45	44d	1	1.31mi
142 Church St Unit 1Bed Unit Phoenixville, PA	1.0	1.0	650	$1,750	$2.69	44d	1	1.36mi
193 Bridge St Phoenixville, PA	1.0	1.0	593	$1,975	$3.33	18d	1	1.41mi
131 Bridge St Phoenixville, PA	1.0–3.0	1.0–2.0	1010	$2,480	$2.45	2d	31	1.44mi
37 Bridge St Unit 304 Phoenixville, PA	1.0	1.0	700	$1,650	$2.36	44d	1	1.49mi

Listing history 16 events

1. 2026-05-01
   status Pending
2. 2026-03-27
   listed $74,750 Active
3. 2020-05-14
   soldstatus $41,000 Closed 889-char remark

   Show marketing remark (889 chars)

   Welcome to this nicely upgraded home in Schuylkill township. This 2007 Marlette offers an open layout, spacious room and economical utility costs. The living room has Butterscotch Oak hardwood floors and a vaulted ceiling. Spacious kitchen has plenty of room for a 4 person table, separate laundry area and large hallway bathroom with new ceramic tile flooring. 1 Bedroom on each end of the house with new carpet and upgraded padding. New seamless gutters with gutter guards installed 2017. New storage shed. Large concrete patio. Included with the home is the stove, refrigerator, portable dishwasher, washer dryer, and 2 window air conditioners. The monthly lot rent is $350 and includes sewer, trash and snow removal from the roadway. 2 pets allowed, 1 dog under 30 lbs is an additional $5/mo. Agreement of Sale contingency on buyer getting park approval ( credit and background check).

4. 2020-03-28
   status Pending 889-char remark

   Show marketing remark (889 chars)

   Welcome to this nicely upgraded home in Schuylkill township. This 2007 Marlette offers an open layout, spacious room and economical utility costs. The living room has Butterscotch Oak hardwood floors and a vaulted ceiling. Spacious kitchen has plenty of room for a 4 person table, separate laundry area and large hallway bathroom with new ceramic tile flooring. 1 Bedroom on each end of the house with new carpet and upgraded padding. New seamless gutters with gutter guards installed 2017. New storage shed. Large concrete patio. Included with the home is the stove, refrigerator, portable dishwasher, washer dryer, and 2 window air conditioners. The monthly lot rent is $350 and includes sewer, trash and snow removal from the roadway. 2 pets allowed, 1 dog under 30 lbs is an additional $5/mo. Agreement of Sale contingency on buyer getting park approval ( credit and background check).

5. 2020-03-11
   historical Active Under Contract 889-char remark

   Show marketing remark (889 chars)

   Welcome to this nicely upgraded home in Schuylkill township. This 2007 Marlette offers an open layout, spacious room and economical utility costs. The living room has Butterscotch Oak hardwood floors and a vaulted ceiling. Spacious kitchen has plenty of room for a 4 person table, separate laundry area and large hallway bathroom with new ceramic tile flooring. 1 Bedroom on each end of the house with new carpet and upgraded padding. New seamless gutters with gutter guards installed 2017. New storage shed. Large concrete patio. Included with the home is the stove, refrigerator, portable dishwasher, washer dryer, and 2 window air conditioners. The monthly lot rent is $350 and includes sewer, trash and snow removal from the roadway. 2 pets allowed, 1 dog under 30 lbs is an additional $5/mo. Agreement of Sale contingency on buyer getting park approval ( credit and background check).

6. 2020-02-23
   listed $42,000 Active 889-char remark

   Show marketing remark (889 chars)

   Welcome to this nicely upgraded home in Schuylkill township. This 2007 Marlette offers an open layout, spacious room and economical utility costs. The living room has Butterscotch Oak hardwood floors and a vaulted ceiling. Spacious kitchen has plenty of room for a 4 person table, separate laundry area and large hallway bathroom with new ceramic tile flooring. 1 Bedroom on each end of the house with new carpet and upgraded padding. New seamless gutters with gutter guards installed 2017. New storage shed. Large concrete patio. Included with the home is the stove, refrigerator, portable dishwasher, washer dryer, and 2 window air conditioners. The monthly lot rent is $350 and includes sewer, trash and snow removal from the roadway. 2 pets allowed, 1 dog under 30 lbs is an additional $5/mo. Agreement of Sale contingency on buyer getting park approval ( credit and background check).

7. 2018-03-31
   soldstatus $34,003 Closed 346-char remark

   Show marketing remark (346 chars)

   Move right in and be close to everything. large open Living room, eat in kitchen, Two Bedroom full hall bathroom, Laundry. 10 year Commodore Model Serial # CJ49756A. Title # 65384737002HO, Vehicle ID # LEW070333PAABAC, association fee covers Trash, Sewer & snow removal from streets. $310.00 Offer subject to park approval, 2 pets allowed .

8. 2018-03-31
   soldstatus $34,003 Sold

   Show marketing remark (346 chars)

   Move right in and be close to everything. large open Living room, eat in kitchen, Two Bedroom full hall bathroom, Laundry. 10 year Commodore Model Serial # CJ49756A. Title # 65384737002HO, Vehicle ID # LEW070333PAABAC, association fee covers Trash, Sewer & snow removal from streets. $310.00 Offer subject to park approval, 2 pets allowed .

9. 2018-03-02
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Move right in and be close to everything. large open Living room, eat in kitchen, Two Bedroom full hall bathroom, Laundry. 10 year Commodore Model Serial # CJ49756A. Title # 65384737002HO, Vehicle ID # LEW070333PAABAC, association fee covers Trash, Sewer & snow removal from streets. $310.00 Offer subject to park approval, 2 pets allowed .

10. 2018-02-28
    price $35,900 346-char remark

    Show marketing remark (346 chars)

    Move right in and be close to everything. large open Living room, eat in kitchen, Two Bedroom full hall bathroom, Laundry. 10 year Commodore Model Serial # CJ49756A. Title # 65384737002HO, Vehicle ID # LEW070333PAABAC, association fee covers Trash, Sewer & snow removal from streets. $310.00 Offer subject to park approval, 2 pets allowed .

11. 2018-02-28
    status Under Contract

    Show marketing remark (346 chars)

    Move right in and be close to everything. large open Living room, eat in kitchen, Two Bedroom full hall bathroom, Laundry. 10 year Commodore Model Serial # CJ49756A. Title # 65384737002HO, Vehicle ID # LEW070333PAABAC, association fee covers Trash, Sewer & snow removal from streets. $310.00 Offer subject to park approval, 2 pets allowed .

12. 2017-12-10
    price $35,900
13. 2017-12-07
    price $35,000
14. 2017-09-13
    price $39,900
15. 2017-07-26
    listed $43,900 Active

    Show marketing remark (346 chars)

    Move right in and be close to everything. large open Living room, eat in kitchen, Two Bedroom full hall bathroom, Laundry. 10 year Commodore Model Serial # CJ49756A. Title # 65384737002HO, Vehicle ID # LEW070333PAABAC, association fee covers Trash, Sewer & snow removal from streets. $310.00 Offer subject to park approval, 2 pets allowed .

16. 2017-07-26
    listed $39,900 Active 346-char remark

    Show marketing remark (346 chars)

    Move right in and be close to everything. large open Living room, eat in kitchen, Two Bedroom full hall bathroom, Laundry. 10 year Commodore Model Serial # CJ49756A. Title # 65384737002HO, Vehicle ID # LEW070333PAABAC, association fee covers Trash, Sewer & snow removal from streets. $310.00 Offer subject to park approval, 2 pets allowed .

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$116/yr (+$10/mo · 12.2%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,638
• − Mortgage interest: −$4,187
• − Property taxes: −$950
• − Insurance: −$374
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$2,175
• Taxable income: $11,331
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $9,137/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: Phoenixville Area SD
• NCES district ID: 4219050
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $74,870
• Composite: 49.22/100
• National rank: #2038
• State rank: #88 of 539 in PA

Livability — Phoenixville

• Score: 91/100
• State rank: #11
• US rank: #48

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chester County · 432,350 people
• City population: 45,423
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 45,423
• Household income: $124,050
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1021.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Chinese 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: ▼ -269.54%
• Current HPI: 280.8622
• Rent YoY: ▲ 5.63%
• 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

+87.3% since first listed

16 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-03-27 Listed $74,750 BRIGHT MLS
• 2020-05-14 Sold (MLS) $41,000 BRIGHT MLS
• 2020-03-28 Pending — BRIGHT MLS
• 2020-03-11 Contingent — BRIGHT MLS
• 2020-02-23 Listed $42,000 BRIGHT MLS
• 2018-03-31 Sold (MLS) $34,003 TREND
• 2018-03-31 Sold (MLS) $34,003 BRIGHT MLS
• 2018-03-02 Pending — BRIGHT MLS
• 2018-02-28 Price Changed $35,900 BRIGHT MLS
• 2018-02-28 Pending — TREND
• 2017-12-10 Price Changed $35,900 TREND
• 2017-12-07 Price Changed $35,000 TREND
• 2017-09-13 Price Changed $39,900 TREND
• 2017-07-26 Listed $43,900 TREND
• 2017-07-26 Listed $39,900 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2026): $950 · +4.4% YoY. Source: county tax records.