71 Cowbell Ln · Brittany Farms-The Highlands, PA 18914

$224,900

2 bd · 2.0 ba · 1,458 sqft · Manufactured · 13 Days on market

Built 1988

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Why this score? — see what drove the C+ 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 71 Cowbell Lane, a bright and well-kept home in the meticulously maintained Little Farm Estates 55+ community in a highly desired location. From the curb you get mature landscaping, a lamppost-lined walk, and something many neighbors don't have: a true attached garage with an opener. Inside, the open living and dining area is wide and sunny, featuring vaulted ceilings, rich wood trim, and a large bay window that pulls in light all day. The eat-in kitchen is the heart of the home, offering ample oak cabinetry, a wall oven, a gas cooktop, a bright breakfast nook, and charming stained glass accents. The home has two generously sized bedrooms and two full baths across roughly 1,458 s

Key facts

• Breakfast nook
• Oak cabinetry
• Attached garage

Tags

• ATTACHED GARAGE
• MATURE LANDSCAPING
• LAMPPOST-LINED WALK
• EAT-IN KITCHEN
• OAK CABINETRY
• BREAKFAST NOOK

Property features AI

Finance

• Other: Above-grade finished area approximately 1,458 (estimated); Owned interest listed as land lease; Year built source estimated
• Financial info: Land lease of $500 per month with 99 years remaining; Ground rent noted as an income/expense item
• HOA & community: Other community fee of $100 monthly; Senior community (55+)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric cooling
• Home design: Manufactured home; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Ground rent exists; Annual ground rent payment; Lot dimensions recorded by assessor

Interior

• Kitchen: Wall oven; Built-in range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Baseboard hot water heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: No basement; Property manager present; Senior community with 55+ age requirement
• Laundry & utility: Washer; Dryer; Propane hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 9.7% vs local median 2.9% in Brittany Farms-The Highlands — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Central Bucks SD (suburban): math 55% / reading 71% proficiency, ranked #37 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Butler El Sch (math 54% / reading 71%, grade B, #308 of 1,518 statewide, top 20%, 827 students, 14% FRL); Unami Ms (math 36% / reading 66%, grade C, #116 of 512 statewide, top 24%, 777 students, 9% FRL); Central Bucks Hs-South (math 91% / reading 75%, grade A, #14 of 437 statewide, top 3%, 1,720 students, 9% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 132 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $224,900

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: 1.13% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $4,266
• Equity at exit: $33,533

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $55,917
• Equity at exit: $19,445

Cash invested: $62,972 (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 18914

• Active inventory: 132
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,538 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $640

Break-even live

Break-even rent $1,727

Max offer price $224,900

Occupancy floor 70%

Sensitivity live

Price	-10% $768	-5% $704	+0% $640	+5% $577	+10% $513
Rent	-10% $440	-5% $540	+0% $640	+5% $741	+10% $841
Rate	-1.0pp $754	-0.5pp $698	base $640	+0.5pp $582	+1.0pp $523

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Manor Dr Chalfont, PA	1.0	1.0	902	$2,082	$2.31	2d	8	0.23mi
108 Pipers Pl Chalfont, PA	3.0	2.5	1540	$2,800	$1.82	5d	1	0.33mi
4106 Grey Friars Ter Chalfont, PA	1.0–2.0	1.0–1.5	1075	$1,875	$1.74	24d	1	0.54mi
409 W Butler Ave Chalfont, PA	2.0	2.0	1297	$2,600	$2.00	2d	1	0.61mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	20d	1	1.37mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	44d	1	1.39mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	12d	1	1.48mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	2d	1	1.50mi

Listing history 9 events

1. 2026-06-18
   days on market $224,900 Active 13 DOM
2. 2026-06-17
   days on market $224,900 Active 12 DOM
3. 2026-06-16
   days on market $224,900 Active 11 DOM
4. 2026-06-15
   days on market $224,900 Active 10 DOM
5. 2026-06-13
   days on market $224,900 Active 8 DOM
6. 2026-06-09
   days on market $224,900 Active 4 DOM
7. 2026-06-08
   days on market $224,900 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $224,900 Active 2 DOM

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $2,326 · $194/mo
• Expected delta: +$1,227/yr (+$102/mo · 111.6%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,458
• − Mortgage interest: −$12,598
• − Property taxes: −$1,099
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$6,543
• Taxable income: $4,220
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $6,672/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: Central Bucks SD
• NCES district ID: 4205310
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 71% ▼ -12.00%
• Median HH income: $97,513
• Composite: 58.05/100
• National rank: #1032
• State rank: #37 of 539 in PA

Livability — Brittany Farms-The Highlands

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

Census & demographics

• Census place: Brittany Farms-The Highlands, PA
• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,598
• Household income: $148,824
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 325.0

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% Asian 6% Black 4% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Korean 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: ▼ -373.34%
• Current HPI: 286.574
• 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

1 event — show timeline

• 2026-06-05 Listed $224,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $1,099 · +5.7% YoY. Source: county tax records.