722 Dogwood Dr · Marlborough, PA 18054

$79,900

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 23 Days on market

Built 1987 ↓ 22% since listing

---

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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This spacious 2 bed 2 bath double wide home in Green Hill Mobile Home Park is ready for its new owner! Open floor plan and large bedrooms! Enjoy your gardens on the back deck and under the pergola all conveniently located from the sliders in the dining area! Quick settlement with park approval!

Key facts

• Open floor plan
• Back deck
• Gardens

Tags

• OPEN FLOOR PLAN
• BACK DECK
• UNDER THE PERGOLA
• GARDENS

Property features AI

Finance

• Other: Ownership is land lease
• HOA & community: Located in Green Hill Mobile Home Park; Land lease of $941 per month with 100 years remaining

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public sewer; Private/community water; Electric-powered heating, cooling, and hot water
• Home design: Manufactured double-wide home; Built by Ritz Craft; Good condition; Entry level information not specified; Facing direction not specified
• Construction: Vinyl siding; Above-grade and below-grade structures noted; Year built source: Assessor
• Exterior features: Porch(es)

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the main level; Additional bedroom / Master bedroom
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Living Room; Dining Room; Laundry
• Laundry & utility: Laundry area; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Upper Perkiomen SD (suburban): math 39% / reading 55% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $4k appreciation (5.3% local appreciation)).
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.80% ✓
• Cap rate: 24.97%
• Cash-on-cash: 66.72%
• DSCR: 3.97
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Holly Dr	0.11mi	2/2.0	1,296 (+4%)	16mo	$175,000	$135	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.6%
• Equity multiple: 5.43×
• Total profit: $99,009
• Equity at exit: $46,717

10-year hold

• IRR: 71.3%
• Equity multiple: 11.29×
• Total profit: $230,245
• Equity at exit: $81,842

Cash invested: $22,372 (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 18054

• Home prices YoY: 1.9%
• Active inventory: 24
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,236 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $1,244

Break-even live

Break-even rent $662

Max offer price $79,900

Occupancy floor 39%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-16
   status Pending 295-char remark
2. 2026-05-13
   price $79,900 295-char remark
3. 2026-04-23
   listed $89,900 Active 295-char remark

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$208/yr (+$17/mo · 24.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,836
• − Mortgage interest: −$4,476
• − Property taxes: −$846
• − Insurance: −$400
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$2,324
• Taxable income: $14,497
• Est. tax owed @ 24.0%: −$3,479
• After-tax cash flow: $11,448/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: Upper Perkiomen SD
• NCES district ID: 4224540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $68,322
• Composite: 41.99/100
• National rank: #3337
• State rank: #189 of 539 in PA

Livability — Marlborough

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

Census & demographics

• Population (ZIP): 4,714

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 96% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.30%
• Current HPI: 289.0447
• 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

-22.1% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $70,000 BRIGHT MLS
• 2026-05-16 Pending — BRIGHT MLS
• 2026-05-13 Price Changed $79,900 BRIGHT MLS
• 2026-04-23 Listed $89,900 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $846 · +2.4% YoY. Source: county tax records.