74 Southwick Dr · Hereford, PA 18056

$77,500

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 34 Days on market

Built 1987 $79/sqft · at area comps Est $77k · at est.

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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 +7.4/15.0
• Appreciation +4.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Home in Hereford Estates Community fully remodel in the highly desirable Upper Perkiomen School District. House was renovated into a modern open concept. Light fixtures were replaced giving it a more modern look. House has a prime location close to Route 100 for easy accessibility while also being in quiet community. House offers a roofed porch that was recondition and will be perfect for the summer and rainy days. To access the home there is a ramp that brings you into the porch where you can access the house through the main entrance. Laundry area has hook ups for the Washer and Dryer. Bathroom was remodel now it boast a big shower with sliding glass door. House has a driveway with space for 2 cars. Ground lease is $575 and sell its contingent on buyer being approved by the park. A maximun of 2 dogs are allowed per property, but they need to be approved by the community manager. In the Documents you will see the community disclosure if you need more information feel free to reach out. Agent is related to the seller.

Key facts

• Large windows
• Open floor plan
• Dining area

Tags

• OPEN FLOOR PLAN
• PLENTY OF CABINET SPACE
• DINING AREA
• LARGE WINDOWS
• NATURAL SUNLIGHT
• UPDATED BATHROOM

Property features AI

Finance

• Other: Property manager present; Property condition: Very good
• HOA & community: Land lease payment: $665 monthly; Association covers trash and snow removal

Exterior

• Parking: Asphalt driveway with 2 driveway spaces (total 2 parking spaces)
• Utilities: 100 amp electric service; Propane hot water; Community water; Community septic tank
• Home design: Manufactured home; Single-story (manufactured); Land lease community (99 years remaining)
• Construction: Frame and vinyl siding construction; Modular/Manufactured structure; Pitched shingle roof; Built as a manufactured home (width ~14 ft, length ~66 ft)
• Exterior features: Porch(es); Shed; Pets allowed on a case-by-case basis; Not in a federal flood zone

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Central air conditioning
• Interior features: Open floor plan; No basement
• Laundry & utility: Main-floor laundry; Water heater (propane)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#651 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• 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: 4 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $536 of loan paydown is wiped out by about $915 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.
• At projected returns (-1.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $75,175 (3.0% 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 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.72% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.27%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (median comp): $77,373
• List price: $77,500
• Delta: 0.16%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Ashford Ln	0.08mi	2/1.0	980 (0%)	4mo	$50,000	$51	93
105 Southwick Dr	0.03mi	2/1.0	840 (-14%)	8mo	$77,000	$92	68

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

Projected returns pro-forma

-1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.41×
• Total profit: $30,682
• Equity at exit: $18,037

10-year hold

• IRR: 35.7%
• Equity multiple: 4.69×
• Total profit: $80,161
• Equity at exit: $18,375

Cash invested: $21,700 (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 18056

• Home prices YoY: -0.6%
• Active inventory: 4
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $584

Break-even live

Break-even rent $594

Max offer price $77,500

Occupancy floor 51%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $77,500 Active 34 DOM
2. 2026-06-17
   days on market $77,500 Active 33 DOM
3. 2026-06-16
   days on market $77,500 Active 32 DOM
4. 2026-06-15
   days on market $77,500 Active 31 DOM
5. 2026-06-14
   days on market $77,500 Active 29 DOM
6. 2026-06-13
   days on market $77,500 Active 28 DOM
7. 2026-06-10
   days on market $77,500 Active 26 DOM
8. 2026-06-09
   days on market $77,500 Active 25 DOM
9. 2026-06-08
   days on market $77,500 Active 24 DOM
10. 2026-06-07
    days on market $77,500 Active 23 DOM
11. 2026-06-05
    days on market $77,500 Active 20 DOM
12. 2026-06-03
    days on market $77,500 Active 19 DOM
13. 2026-06-02
    days on market $77,500 Active 18 DOM
14. 2026-06-01
    days on market $77,500 Active 17 DOM
15. 2026-05-31
    days on market $77,500 Active 16 DOM
16. 2026-05-31
    days on market $77,500 Active 15 DOM
17. 2026-05-15
    listed $77,500 Active 963-char remark
18. 2024-03-02
    soldstatus $70,000 Closed 1046-char remark

    Show marketing remark (1046 chars)

    Affordable Home in Hereford Estates Community fully remodel in the highly desirable Upper Perkiomen School District. House was renovated into a modern open concept. Light fixtures were replaced giving it a more modern look. House has a prime location close to Route 100 for easy accessibility while also being in quiet community. House offers a roofed porch that was recondition and will be perfect for the summer and rainy days. To access the home there is a ramp that brings you into the porch where you can access the house through the main entrance. Laundry area has hook ups for the Washer and Dryer. Bathroom was remodel now it boast a big shower with sliding glass door. House has a driveway with space for 2 cars. Ground lease is $575 and sell its contingent on buyer being approved by the park. A maximun of 2 dogs are allowed per property, but they need to be approved by the community manager. In the Documents you will see the community disclosure if you need more information feel free to reach out. Agent is related to the seller.

19. 2024-02-15
    status Pending 1046-char remark

    Show marketing remark (1046 chars)

    Affordable Home in Hereford Estates Community fully remodel in the highly desirable Upper Perkiomen School District. House was renovated into a modern open concept. Light fixtures were replaced giving it a more modern look. House has a prime location close to Route 100 for easy accessibility while also being in quiet community. House offers a roofed porch that was recondition and will be perfect for the summer and rainy days. To access the home there is a ramp that brings you into the porch where you can access the house through the main entrance. Laundry area has hook ups for the Washer and Dryer. Bathroom was remodel now it boast a big shower with sliding glass door. House has a driveway with space for 2 cars. Ground lease is $575 and sell its contingent on buyer being approved by the park. A maximun of 2 dogs are allowed per property, but they need to be approved by the community manager. In the Documents you will see the community disclosure if you need more information feel free to reach out. Agent is related to the seller.

20. 2024-01-17
    historical 1046-char remark

    Show marketing remark (1046 chars)

    Affordable Home in Hereford Estates Community fully remodel in the highly desirable Upper Perkiomen School District. House was renovated into a modern open concept. Light fixtures were replaced giving it a more modern look. House has a prime location close to Route 100 for easy accessibility while also being in quiet community. House offers a roofed porch that was recondition and will be perfect for the summer and rainy days. To access the home there is a ramp that brings you into the porch where you can access the house through the main entrance. Laundry area has hook ups for the Washer and Dryer. Bathroom was remodel now it boast a big shower with sliding glass door. House has a driveway with space for 2 cars. Ground lease is $575 and sell its contingent on buyer being approved by the park. A maximun of 2 dogs are allowed per property, but they need to be approved by the community manager. In the Documents you will see the community disclosure if you need more information feel free to reach out. Agent is related to the seller.

21. 2024-01-05
    listed $65,000 Active 1046-char remark

    Show marketing remark (1046 chars)

    Affordable Home in Hereford Estates Community fully remodel in the highly desirable Upper Perkiomen School District. House was renovated into a modern open concept. Light fixtures were replaced giving it a more modern look. House has a prime location close to Route 100 for easy accessibility while also being in quiet community. House offers a roofed porch that was recondition and will be perfect for the summer and rainy days. To access the home there is a ramp that brings you into the porch where you can access the house through the main entrance. Laundry area has hook ups for the Washer and Dryer. Bathroom was remodel now it boast a big shower with sliding glass door. House has a driveway with space for 2 cars. Ground lease is $575 and sell its contingent on buyer being approved by the park. A maximun of 2 dogs are allowed per property, but they need to be approved by the community manager. In the Documents you will see the community disclosure if you need more information feel free to reach out. Agent is related to the seller.

22. 2023-12-22
    historical $65,000 1046-char remark

    Show marketing remark (1046 chars)

    Affordable Home in Hereford Estates Community fully remodel in the highly desirable Upper Perkiomen School District. House was renovated into a modern open concept. Light fixtures were replaced giving it a more modern look. House has a prime location close to Route 100 for easy accessibility while also being in quiet community. House offers a roofed porch that was recondition and will be perfect for the summer and rainy days. To access the home there is a ramp that brings you into the porch where you can access the house through the main entrance. Laundry area has hook ups for the Washer and Dryer. Bathroom was remodel now it boast a big shower with sliding glass door. House has a driveway with space for 2 cars. Ground lease is $575 and sell its contingent on buyer being approved by the park. A maximun of 2 dogs are allowed per property, but they need to be approved by the community manager. In the Documents you will see the community disclosure if you need more information feel free to reach out. Agent is related to the seller.

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$429/yr (+$36/mo · 117.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,992
• − Mortgage interest: −$4,341
• − Property taxes: −$367
• − Insurance: −$388
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,255
• Taxable income: $6,084
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,543/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 — Hereford

• Score: 72/100
• State rank: #651
• US rank: #6333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hereford, PA
• City population: 1,623
• Population (ZIP): 1,623

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: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 47% Two or more races 41% Asian 1%
• Common ancestry: Polish 3% Romanian 3% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -1.18%
• Current HPI: 213.9069
• 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

+19.2% since first listed

6 events — show timeline

• 2026-05-15 Listed $77,500 BRIGHT MLS
• 2024-03-02 Sold (MLS) $70,000 BRIGHT MLS
• 2024-02-15 Pending — BRIGHT MLS
• 2024-01-17 Listing Removed — BRIGHT MLS
• 2024-01-05 Listed $65,000 BRIGHT MLS
• 2023-12-22 Coming Soon $65,000 BRIGHT MLS

Property tax history

-3.2%/yr

Latest (2026): $367 · +0.7% YoY. Source: county tax records.