Gunner Lane Lot 70 · Honey Brook, PA 19344

$142,500

3 bd · 2.0 ba · 1,064 sqft · SingleFamily · 34 Days on market

Built 2026 Excellent condition 6,000 sqft lot $134/sqft · 55% above area

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• Condition / age +5.0/5.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover modern, low maintenance living in this brand new residence located within the premier expansion phase of Keystone Courts in Honey Brook. This home features a spacious 3 bedroom 3 bath footprint designed for comfort and effortless style. This includes an open layout, equip kitchen and cabinetry, as well as an energy saving package and utilities. The park offers scenic views and a forest backdrop and includes a playground, park and other amenities. The location is a stones throw from downtown West Chester, Downingtown, Coatesville and Exton. Enjoy the peacefulness of living in the country with the accessibility to major roads.

Key facts

• Forest backdrop
• Open layout
• Scenic views

Tags

• LOW MAINTENANCE
• OPEN LAYOUT
• ENERGY SAVING PACKAGE
• SCENIC VIEWS
• FOREST BACKDROP
• ACCESSIBILITY TO MAJOR ROADS

Property features AI

Finance

• HOA & community: Land lease of $690 per month; Approximately 1 year of land lease remaining

Exterior

• Parking: Driveway parking; Two driveway spaces; Two total garage/parking spaces
• Utilities: Public water; Public septic; Electric power
• Home design: Manufactured home; Construction completed; Excellent condition; Land lease ownership
• Construction: Finished above-grade area (estimated)
• Exterior features: Above-grade other structures; Tidal water not present

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Propane (leased) heating fuel; Central air conditioning; Electric cooling; Electric hot water
• Interior features: No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (5.1% below list).
• Recommended offer: $135k (5.1% below list) — sets the bar for 1% rule.

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 El Ctr (math 57% / reading 67%, grade B, #313 of 1,518 statewide, top 24%, 420 students, 34% FRL); Twin Valley Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,023 students, 24% FRL).
• Market conditions: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $985 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 34 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,273 (5.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% 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 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $91,761
• List price: $142,500
• Delta: 55.29%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Keystone Ct	0.10mi	3/2.0	1,000 (-6%)	10mo	$118,900	$119	77
125 Erica Cir	0.11mi	3/2.0	1,150 (+8%)	10mo	$84,900	$74	73
158 Keystone Ct	0.02mi	3/1.0	950 (-11%)	13mo	$55,900	$59	66
23 Patton Dr	0.26mi	2/2.0 (-1)	980 (-8%)	13mo	$90,000	$92	59
110 Cupola Rd	0.61mi	3/1.5	1,120 (+5%)	22mo	$272,000	$243	43

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-17,729
• Equity at exit: $21,247

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-8,477
• Equity at exit: $12,321

Cash invested: $39,900 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$747
• Tax est. 1.5%: −$178 /mo · $2,138/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $84

Break-even live

Break-even rent $1,247

Max offer price $142,500

Occupancy floor 89%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Mark Rd Honey Brook, PA	2.0	2.0	880	$1,200	$1.36	1d	1	0.13mi
42 Cupola Rd Honey Brook, PA	2.0	1.0	1500	$2,195	$1.46	12d	1	0.63mi

Listing history 15 events

1. 2026-06-18
   days on market $142,500 Active 34 DOM
2. 2026-06-17
   days on market $142,500 Active 33 DOM
3. 2026-06-16
   days on market $142,500 Active 32 DOM
4. 2026-06-15
   days on market $142,500 Active 31 DOM
5. 2026-06-14
   days on market $142,500 Active 29 DOM
6. 2026-06-13
   days on market $142,500 Active 28 DOM
7. 2026-06-10
   days on market $142,500 Active 26 DOM
8. 2026-06-09
   days on market $142,500 Active 25 DOM
9. 2026-06-08
   days on market $142,500 Active 24 DOM
10. 2026-06-07
    days on market $142,500 Active 23 DOM
11. 2026-06-02
    days on market $142,500 Active 18 DOM
12. 2026-06-01
    days on market $142,500 Active 17 DOM
13. 2026-05-31
    days on market $142,500 Active 16 DOM
14. 2026-05-30
    days on market $142,500 Active 15 DOM
15. 2026-05-15
    listed $142,500 Active 641-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $16,233
• − Mortgage interest: −$7,982
• − Property taxes: −$2,138
• − Insurance: −$712
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,145
• Taxable loss: −$1,342
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,329/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 · 11 photos

Excellent 100/100 None rehab

This brand new residence in Keystone Courts offers modern, low-maintenance living with a spacious 3-bedroom layout and energy-saving features. The home is move-in ready with excellent curb appeal and interior condition.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters.
• Both Add outdoor lighting — Outdoor lighting can improve safety and enhance the home's curb appeal at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters. ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and enhance the home's curb appeal at night. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• 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

1 event — show timeline

• 2026-05-15 Listed $142,500 BRIGHT MLS