254 Owens Pl · Lorane, PA 19508

$399,900

3 bd · 1.0 ba · 1,645 sqft · SingleFamily public records · 5 Days on market

Built 1988 0.34 ac lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER RELOCATING PRICE REDUCED! Charming and Spacious Rancher located in Exeter Schools, better than new. The layout allows for 4-5 Bedrooms and has a seperate door, interior and exterior, to the "in-law suite, guest quarters." Main floor features updated tile, wall to wall carpeting, paint and new kitchen appliances, newer sliders leading to the back porches overlooking the beautiful HEATED INGROUND POOL WITH JACUZZI. ROOF was REPLACED in 2005 in June 2010 REPLACED FURNACE with high efficiency Heater and Central air. No worries and no headaches, just move right in. There are 2 laundry areas on the main floor, 1 in the in-law suite, the other off the master bedroom, and 1 in the immaculate basement. There's a 20x8 shed out back by the pool to store all your things and terraces to sit surrounding the pool along with total privacy. Home has a well and is hooked up to public sewer, driveway was expanded to allow for 4+ car parking. Shedule your showing today. The seller is including a full 1 year home warranty.

Key facts

• 0.34 acre lot
• 6 parking spots
• Pool

Property features AI

Exterior

• Parking: 6 total garage/parking spaces; Driveway with 6 spaces; Off-street and on-street parking available
• Utilities: Public sewer; Well water; Electric service
• Home design: Detached structure
• Construction: Block construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Fully fenced yard; Personal heated pool

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 4 bedrooms on the main level; Includes a master bedroom and additional bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: 90% forced air heating; Electric heating fuel; Central air conditioning (electric)
• Interior features: Estimated living area; Full basement
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $37 ($441/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 $350k (12.5% below list).
• Recommended offer: $350k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#428 in PA, #3,912 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Exeter Township SD (suburban): math 41% / reading 60% proficiency, ranked #141 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lorane El Sch (math 32% / reading 62%, grade D-, #737 of 1,518 statewide, top 52%, 451 students, 36% FRL); Reiffton Sch (math 37% / reading 66%, grade C, #109 of 512 statewide, top 22%, 612 students, 39% FRL); Exeter Twp Shs (math 74% / reading 24%, grade D, #149 of 437 statewide, top 34%, 1,286 students, 30% FRL).
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago; this cycle's ask is 122% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $159k; list at $400k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (12.5% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 0.88% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $144,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Thayer Rd	0.34mi	3/2.0	1,758 (+7%)	4mo	$375,000	$213	65
301 Hampshire Ave	0.65mi	3/2.0	1,680 (+2%)	6mo	$99,900	$59	57
1257 Highview Pl	0.54mi	3/2.0	1,540 (-6%)	9mo	$225,000	$146	53
526 Buddies Ct	0.50mi	2/1.0 (-1)	1,496 (-9%)	15mo	$101,000	$68	44
400 Allenbrook Ln	0.60mi	3/2.0	1,848 (+12%)	5mo	$125,000	$68	43
515 Buddies Ct	0.54mi	3/2.0	1,408 (-14%)	5mo	$330,000	$234	42
315 Hampshire Ave	0.61mi	2/2.0 (-1)	1,610 (-2%)	22mo	$65,000	$40	41
506 Caravelle Ln	0.61mi	3/2.0	1,568 (-5%)	24mo	$85,000	$54	40
510 Caravelle Ln	0.63mi	3/2.0	1,456 (-12%)	10mo	$136,000	$93	39
52 Keystone Rd	0.71mi	3/2.0	1,456 (-12%)	8mo	$130,000	$89	37
122 Ritz Ave	0.69mi	3/2.0	1,456 (-12%)	10mo	$127,500	$88	37
46 Keystone Rd	0.70mi	3/2.0	1,800 (+9%)	17mo	$127,100	$71	34

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-62,430
• Equity at exit: $59,626

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-51,223
• Equity at exit: $34,576

Cash invested: $111,972 (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 19508

• Home prices YoY: -25.6%
• Active inventory: 84
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$465 /mo · $5,574/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $37

Break-even live

Break-even rent $3,453

Max offer price $399,900

Occupancy floor 94%

Sensitivity live

Price	-10% $263	-5% $150	+0% $37	+5% $-76	+10% $-190
Rent	-10% $-240	-5% $-102	+0% $37	+5% $175	+10% $313
Rate	-1.0pp $238	-0.5pp $138	base $37	+0.5pp $-67	+1.0pp $-172

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Cedar Hill Rd Birdsboro, PA	4.0	2.5	1904	$3,500	$1.84	45d	1	1.43mi

Listing history 14 events

1. 2026-06-02
   status $399,900 Pending 5 DOM
2. 2026-06-01
   days on market $399,900 Active 5 DOM
3. 2026-05-31
   days on market $399,900 Active 4 DOM
4. 2026-05-30
   days on market $399,900 Active 3 DOM
5. 2026-05-19
   historical $399,900
6. 2018-01-17
   soldstatus $159,400
7. 2011-05-04
   soldstatus $175,500
8. 2011-04-29
   soldstatus $175,500 1033-char remark

   Show marketing remark (1034 chars)

   OWNER RELOCATING PRICE REDUCED! Charming and Spacious Rancher located in Exeter Schools, better than new. The layout allows for 4-5 Bedrooms and has a seperate door, interior and exterior, to the "in-law suite, guest quarters. " Main floor features updated tile, wall to wall carpeting, paint and new kitchen appliances, newer sliders leading to the back porches overlooking the beautiful HEATED INGROUND POOL WITH JACUZZI. ROOF was REPLACED in 2005 in June 2010 REPLACED FURNACE with high efficiency Heater and Central air. No worries and no headaches, just move right in. There are 2 laundry areas on the main floor, 1 in the in-law suite, the other off the master bedroom, and 1 in the immaculate basement. There's a 20x8 shed out back by the pool to store all your things and terraces to sit surrounding the pool along with total privacy. Home has a well and is hooked up to public sewer, driveway was expanded to allow for 4+ car parking. Shedule your showing today. The seller is including a full 1 year home warranty.

9. 2011-04-29
   soldstatus $175,500 1034-char remark

   Show marketing remark (1034 chars)

   OWNER RELOCATING PRICE REDUCED! Charming and Spacious Rancher located in Exeter Schools, better than new. The layout allows for 4-5 Bedrooms and has a seperate door, interior and exterior, to the "in-law suite, guest quarters. " Main floor features updated tile, wall to wall carpeting, paint and new kitchen appliances, newer sliders leading to the back porches overlooking the beautiful HEATED INGROUND POOL WITH JACUZZI. ROOF was REPLACED in 2005 in June 2010 REPLACED FURNACE with high efficiency Heater and Central air. No worries and no headaches, just move right in. There are 2 laundry areas on the main floor, 1 in the in-law suite, the other off the master bedroom, and 1 in the immaculate basement. There's a 20x8 shed out back by the pool to store all your things and terraces to sit surrounding the pool along with total privacy. Home has a well and is hooked up to public sewer, driveway was expanded to allow for 4+ car parking. Shedule your showing today. The seller is including a full 1 year home warranty.

10. 2011-03-04
    historical 1034-char remark

    Show marketing remark (1034 chars)

    OWNER RELOCATING PRICE REDUCED! Charming and Spacious Rancher located in Exeter Schools, better than new. The layout allows for 4-5 Bedrooms and has a seperate door, interior and exterior, to the "in-law suite, guest quarters. " Main floor features updated tile, wall to wall carpeting, paint and new kitchen appliances, newer sliders leading to the back porches overlooking the beautiful HEATED INGROUND POOL WITH JACUZZI. ROOF was REPLACED in 2005 in June 2010 REPLACED FURNACE with high efficiency Heater and Central air. No worries and no headaches, just move right in. There are 2 laundry areas on the main floor, 1 in the in-law suite, the other off the master bedroom, and 1 in the immaculate basement. There's a 20x8 shed out back by the pool to store all your things and terraces to sit surrounding the pool along with total privacy. Home has a well and is hooked up to public sewer, driveway was expanded to allow for 4+ car parking. Shedule your showing today. The seller is including a full 1 year home warranty.

11. 2010-12-27
    listed $179,900 1033-char remark

    Show marketing remark (1034 chars)

    OWNER RELOCATING PRICE REDUCED! Charming and Spacious Rancher located in Exeter Schools, better than new. The layout allows for 4-5 Bedrooms and has a seperate door, interior and exterior, to the "in-law suite, guest quarters. " Main floor features updated tile, wall to wall carpeting, paint and new kitchen appliances, newer sliders leading to the back porches overlooking the beautiful HEATED INGROUND POOL WITH JACUZZI. ROOF was REPLACED in 2005 in June 2010 REPLACED FURNACE with high efficiency Heater and Central air. No worries and no headaches, just move right in. There are 2 laundry areas on the main floor, 1 in the in-law suite, the other off the master bedroom, and 1 in the immaculate basement. There's a 20x8 shed out back by the pool to store all your things and terraces to sit surrounding the pool along with total privacy. Home has a well and is hooked up to public sewer, driveway was expanded to allow for 4+ car parking. Shedule your showing today. The seller is including a full 1 year home warranty.

12. 2010-12-27
    listed $179,900 1034-char remark

    Show marketing remark (1034 chars)

    OWNER RELOCATING PRICE REDUCED! Charming and Spacious Rancher located in Exeter Schools, better than new. The layout allows for 4-5 Bedrooms and has a seperate door, interior and exterior, to the "in-law suite, guest quarters. " Main floor features updated tile, wall to wall carpeting, paint and new kitchen appliances, newer sliders leading to the back porches overlooking the beautiful HEATED INGROUND POOL WITH JACUZZI. ROOF was REPLACED in 2005 in June 2010 REPLACED FURNACE with high efficiency Heater and Central air. No worries and no headaches, just move right in. There are 2 laundry areas on the main floor, 1 in the in-law suite, the other off the master bedroom, and 1 in the immaculate basement. There's a 20x8 shed out back by the pool to store all your things and terraces to sit surrounding the pool along with total privacy. Home has a well and is hooked up to public sewer, driveway was expanded to allow for 4+ car parking. Shedule your showing today. The seller is including a full 1 year home warranty.

13. 2010-11-30
    historical
14. 2010-08-19
    listed $189,900

ⓘ 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: $5,574 · $465/mo
• Projected year-2 tax: $5,946 · $496/mo
• Expected delta: +$372/yr (+$31/mo · 6.7%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $42,000
• − Mortgage interest: −$22,401
• − Property taxes: −$5,574
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$11,633
• Taxable loss: −$6,328
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $1,960/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: Exeter Township SD
• NCES district ID: 4209480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -11.00%
• Median HH income: $71,744
• Composite: 45.21/100
• National rank: #2669
• State rank: #141 of 539 in PA

Livability — Lorane

• Score: 75/100
• State rank: #428
• US rank: #3912

Category grades

Amenities F Commute F 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

• Census place: Lorane, PA
• Population (ZIP): 15,066

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.00%
• Current HPI: 273.8199
• 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

+110.6% since first listed

10 events — show timeline

• 2026-05-19 Coming Soon $399,900 BRIGHT MLS
• 2018-01-17 Sold (Public Records) $159,400 Public Records
• 2011-05-04 Sold (Public Records) $175,500 Public Records
• 2011-04-29 Sold (MLS) $175,500 BRIGHT MLS
• 2011-04-29 Sold (MLS) $175,500 TREND
• 2011-03-04 Listing Removed — BRIGHT MLS
• 2010-12-27 Listed $179,900 BRIGHT MLS
• 2010-12-27 Listed $179,900 TREND
• 2010-11-30 Listing Removed — BRIGHT MLS
• 2010-08-19 Listed $189,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $5,574 · +0.5% YoY. Source: county tax records.