242 Dogwood Dr · Bristol, PA 18951

$62,900

2 bd · 1.0 ba · 850 sqft · Manufactured · 50 Days on market

Built 1987 $74/sqft · 81% below area ↓ 10% since listing

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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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * Seller is motivated! * * * Discover the charm of this inviting ranch-style manufactured home nestled in the desirable Richland Meadows community. With two spacious bedrooms and one full bathroom, this residence offers a perfect blend of comfort and functionality. A lot of the major upgrades have been handled recently. The Oil fired Forced Hot Air furnace was replaced in 2025, along with a bathroom refresh that same year. Central Air unit was replaced in 2023, Hot water heater in 2019, and the roof was done in 2016. The eat-in kitchen is ideal for casual dining. Enjoy the convenience of main-floor laundry, making daily chores a breeze. Step outside to your screened porch, a sere

Key facts

• Handy shed
• Hot water heater
• Screened porch

Tags

• CENTRAL AIR UNIT
• HOT WATER HEATER
• SCREENED PORCH
• HANDY SHED
• MAIN-FLOOR LAUNDRY

Property features AI

Finance

• Other: Property manager present; Above-grade finished area approximately 850 (estimated)
• Financial info: Property is on a land lease / ground rent arrangement
• HOA & community: Association fees cover common area maintenance, road maintenance, sewer, trash, water, lawn maintenance, and snow removal; Land lease of $655 per month (approximately 99 years remaining); Ground rent listed annually (999 years remaining shown)

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Community water; Community septic tank; Electric hot water
• Home design: Manufactured home; Model: Pine/View; Width approximately 12 ft and length approximately 65 ft; Estimated year built
• Construction: Asphalt construction materials; Shed on property
• Exterior features: Screened porch; Porches; Shed; Above-grade and below-grade structures noted; Ground rent exists (payment annually)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on main level; Total rooms include: Living Room, Bedroom 2, Kitchen, Bedroom 1, Laundry, Bathroom
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating (oil fuel); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Main-floor laundry (has laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 3.4% in Bristol — 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 (#546 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute C-, amenities F, health & safety F.
• Bristol Township SD (suburban): math 16% / reading 30% proficiency, ranked #471 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 144 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

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 $61,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. 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.
4. 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.
5. 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: 2.98% ✓
• Cap rate: 26.57%
• Cash-on-cash: 72.42%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (median comp): $325,975
• List price: $62,900
• Delta: -80.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 72.1%
• Equity multiple: 4.27×
• Total profit: $57,524
• Equity at exit: $9,379

10-year hold

• IRR: 76.0%
• Equity multiple: 8.80×
• Total profit: $137,336
• Equity at exit: $5,438

Cash invested: $17,612 (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 18951

• Active inventory: 144
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$330
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $1,063

Break-even live

Break-even rent $528

Max offer price $62,900

Occupancy floor 38%

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7200 Marion Ave Levittown, PA	1.0–2.0	1.0	832	$1,695	$2.04	3d	6	0.64mi
24 Elizabeth Ln Levittown, PA	1.0–2.0	1.0	995	$2,010	$2.02	43d	14	0.71mi
24 Elizabeth Ln Levittown, PA	1.0–2.0	1.0	995	$2,040	$2.05	4d	16	0.71mi
7406 Bristol Pike Unit 6 Levittown, PA	2.0	2.0	1125	$2,225	$1.98	24d	1	0.74mi
1309 Patterson Ave Levittown, PA	1.0	1.0	800	$1,800	$2.25	4d	1	0.87mi
7321 N Radcliffe St Bristol, PA	2.0	1.0	650	$1,300	$2.00	4d	1	0.95mi
5634 Mitchell Rd Levittown, PA	2.0	1.0	960	$2,150	$2.24	18d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $62,900 Active 50 DOM
2. 2026-06-17
   days on market $62,900 Active 49 DOM
3. 2026-06-16
   days on market $62,900 Active 48 DOM
4. 2026-06-15
   days on market $62,900 Active 47 DOM
5. 2026-06-13
   days on market $62,900 Active 45 DOM
6. 2026-06-13
   days on market $62,900 Active 44 DOM
7. 2026-06-09
   days on market $62,900 Active 41 DOM
8. 2026-06-08
   days on market $62,900 Active 40 DOM
9. 2026-06-07
   days on market $62,900 Active 39 DOM
10. 2026-06-04
    days on market $62,900 Active 36 DOM
11. 2026-06-03
    days on market $62,900 Active 35 DOM
12. 2026-06-02
    days on market $62,900 Active 34 DOM
13. 2026-06-01
    days on market $62,900 Active 33 DOM
14. 2026-05-31
    days on market $62,900 Active 32 DOM
15. 2026-04-29
    listed $69,900 Active 1345-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: $735 · $61/mo
• Projected year-2 tax: $865 · $72/mo
• Expected delta: +$129/yr (+$11/mo · 17.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,485
• − Mortgage interest: −$3,523
• − Property taxes: −$735
• − Insurance: −$314
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$1,830
• Taxable income: $12,485
• Est. tax owed @ 24.0%: −$2,996
• After-tax cash flow: $9,759/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: Bristol Township SD
• NCES district ID: 4204230
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 30% ▼ -21.00%
• Median HH income: $57,219
• Composite: 21.04/100
• National rank: #8451
• State rank: #471 of 539 in PA

Livability — Bristol

• Score: 73/100
• State rank: #546
• US rank: #5093

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Levittown, PA
• County: Bucks County · 506,477 people
• City population: 21,800
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 36,568
• Household income: $98,268
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 488.0

Population outlook (Bucks County) Hauer SSP2

• Today (2025): 630,973 people
• By 2030: 627,093 · -0.6%
• By 2040: 609,680 · -3.4%
• By 2050: 584,225 · -7.4%
• By 2075: 539,840 · -14.4%
• By 2100: 483,970 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 5% Polish 3% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Bucks

• 2024 margin: Toss-up / Even · D 49.5% · R 49.5%
• 2008→2024 swing: -8.7pp toward R · 2008: 8.7pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+4.4 2016: D+0.6 2012: D+1.2 2008: D+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -247.25%
• Current HPI: 283.2262
• Rent YoY: —
• 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

-10.0% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $62,900 BRIGHT MLS
• 2026-04-29 Listed $69,900 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2026): $735 · +2.6% YoY. Source: county tax records.