104 Boyer Rd · Sanatoga, PA 19468

$169,000

2 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 94 Days on market

Built 2002 $142/sqft · 23% below area Est $218k · 23% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +6.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL. Enjoy ranch style living w/ no steps in this comfortable 2 bedroom, 2 full bath home. The morning sun is sure to brighten your day with coffee in the kitchen just steps away from doing the household laundry. The large laundry room/mud room conveniently has outside exit. Kitchen boasts gas cooking, double stainless steel sink, and lots of cabinet space. The adjoining dining room opens to large living room w/ vaulted ceiling and ceiling fan; a great entertaining space. The primary bedroom w/ vaulted ceiling has a walk-in closet and private ensuite bath. Second bedroom has ample closet space and is directly across from hall full bath. Enjoy quiet summer evenings relaxing on the huge covered porch while taking in the tranquil surroundings. The amenities include a community in-ground pool and community clubhouse which features a fitness center, party room w/ kitchen and game room. This truly is a lovely, well maintained community, low taxes and close proximity to shopping, dining, healthcare and more. It's time to enjoy the peaceful, easy feeling at The Village of Willow Run.

Key facts

• Covered porch
• Ranch style living
• Gas cooking

Tags

• RANCH STYLE LIVING
• LARGE LAUNDRY ROOM
• GAS COOKING
• DOUBLE STAINLESS STEEL SINK
• COVERED PORCH
• COMMUNITY IN-GROUND POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.1% in Sanatoga — 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 74/100 on livability (#526 in PA, #4,881 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Spring-Ford Area SD (suburban): math 58% / reading 78% proficiency, ranked #23 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.2%/yr); 135 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $218,290
• List price: $169,000
• Delta: -22.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.22×
• Total profit: $10,572
• Equity at exit: $25,198

10-year hold

• IRR: 12.5%
• Equity multiple: 1.85×
• Total profit: $40,395
• Equity at exit: $14,612

Cash invested: $47,320 (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 19468

• Rents YoY: -1.2%
• Active inventory: 135
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $704

Break-even live

Break-even rent $1,461

Max offer price $169,000

Occupancy floor 65%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Hunsberger Dr Royersford, PA	1.0–3.0	1.0–2.0	1104	$2,699	$2.44	1d	6	0.33mi
266 W Ridge Pike #2 Royersford, PA	1.0	1.0	720	$1,475	$2.05	18d	1	0.98mi
151 Holly Dr Royersford, PA	1.0–3.0	1.0–2.5	1168	$2,470	$2.11	1d	10	1.13mi

Listing history 27 events

1. 2026-06-18
   days on market $169,000 Active 94 DOM
2. 2026-06-17
   days on market $169,000 Active 93 DOM
3. 2026-06-16
   days on market $169,000 Active 92 DOM
4. 2026-06-15
   days on market $169,000 Active 91 DOM
5. 2026-06-13
   days on market $169,000 Active 89 DOM
6. 2026-06-13
   days on market $169,000 Active 88 DOM
7. 2026-06-09
   days on market $169,000 Active 85 DOM
8. 2026-06-08
   days on market $169,000 Active 84 DOM
9. 2026-06-07
   days on market $169,000 Active 83 DOM
10. 2026-06-04
    days on market $169,000 Active 80 DOM
11. 2026-06-03
    days on market $169,000 Active 79 DOM
12. 2026-06-02
    pricedays on market $169,000 Active 78 DOM
13. 2026-06-01
    days on market $170,000 Active 77 DOM
14. 2026-05-31
    days on market $170,000 Active 76 DOM
15. 2026-05-04
    price $175,000 1103-char remark

    Show marketing remark (1103 chars)

    PRICED TO SELL. Enjoy ranch style living w/ no steps in this comfortable 2 bedroom, 2 full bath home. The morning sun is sure to brighten your day with coffee in the kitchen just steps away from doing the household laundry. The large laundry room/mud room conveniently has outside exit. Kitchen boasts gas cooking, double stainless steel sink, and lots of cabinet space. The adjoining dining room opens to large living room w/ vaulted ceiling and ceiling fan; a great entertaining space. The primary bedroom w/ vaulted ceiling has a walk-in closet and private ensuite bath. Second bedroom has ample closet space and is directly across from hall full bath. Enjoy quiet summer evenings relaxing on the huge covered porch while taking in the tranquil surroundings. The amenities include a community in-ground pool and community clubhouse which features a fitness center, party room w/ kitchen and game room. This truly is a lovely, well maintained community, low taxes and close proximity to shopping, dining, healthcare and more. It's time to enjoy the peaceful, easy feeling at The Village of Willow Run.

16. 2026-04-27
    price $180,000 1103-char remark

    Show marketing remark (1103 chars)

    PRICED TO SELL. Enjoy ranch style living w/ no steps in this comfortable 2 bedroom, 2 full bath home. The morning sun is sure to brighten your day with coffee in the kitchen just steps away from doing the household laundry. The large laundry room/mud room conveniently has outside exit. Kitchen boasts gas cooking, double stainless steel sink, and lots of cabinet space. The adjoining dining room opens to large living room w/ vaulted ceiling and ceiling fan; a great entertaining space. The primary bedroom w/ vaulted ceiling has a walk-in closet and private ensuite bath. Second bedroom has ample closet space and is directly across from hall full bath. Enjoy quiet summer evenings relaxing on the huge covered porch while taking in the tranquil surroundings. The amenities include a community in-ground pool and community clubhouse which features a fitness center, party room w/ kitchen and game room. This truly is a lovely, well maintained community, low taxes and close proximity to shopping, dining, healthcare and more. It's time to enjoy the peaceful, easy feeling at The Village of Willow Run.

17. 2026-04-17
    price $183,000 1103-char remark

    Show marketing remark (1103 chars)

    PRICED TO SELL. Enjoy ranch style living w/ no steps in this comfortable 2 bedroom, 2 full bath home. The morning sun is sure to brighten your day with coffee in the kitchen just steps away from doing the household laundry. The large laundry room/mud room conveniently has outside exit. Kitchen boasts gas cooking, double stainless steel sink, and lots of cabinet space. The adjoining dining room opens to large living room w/ vaulted ceiling and ceiling fan; a great entertaining space. The primary bedroom w/ vaulted ceiling has a walk-in closet and private ensuite bath. Second bedroom has ample closet space and is directly across from hall full bath. Enjoy quiet summer evenings relaxing on the huge covered porch while taking in the tranquil surroundings. The amenities include a community in-ground pool and community clubhouse which features a fitness center, party room w/ kitchen and game room. This truly is a lovely, well maintained community, low taxes and close proximity to shopping, dining, healthcare and more. It's time to enjoy the peaceful, easy feeling at The Village of Willow Run.

18. 2026-04-01
    price $185,000 1103-char remark

    Show marketing remark (1103 chars)

    PRICED TO SELL. Enjoy ranch style living w/ no steps in this comfortable 2 bedroom, 2 full bath home. The morning sun is sure to brighten your day with coffee in the kitchen just steps away from doing the household laundry. The large laundry room/mud room conveniently has outside exit. Kitchen boasts gas cooking, double stainless steel sink, and lots of cabinet space. The adjoining dining room opens to large living room w/ vaulted ceiling and ceiling fan; a great entertaining space. The primary bedroom w/ vaulted ceiling has a walk-in closet and private ensuite bath. Second bedroom has ample closet space and is directly across from hall full bath. Enjoy quiet summer evenings relaxing on the huge covered porch while taking in the tranquil surroundings. The amenities include a community in-ground pool and community clubhouse which features a fitness center, party room w/ kitchen and game room. This truly is a lovely, well maintained community, low taxes and close proximity to shopping, dining, healthcare and more. It's time to enjoy the peaceful, easy feeling at The Village of Willow Run.

19. 2026-03-16
    listed $189,000 Active 1103-char remark

    Show marketing remark (1103 chars)

    PRICED TO SELL. Enjoy ranch style living w/ no steps in this comfortable 2 bedroom, 2 full bath home. The morning sun is sure to brighten your day with coffee in the kitchen just steps away from doing the household laundry. The large laundry room/mud room conveniently has outside exit. Kitchen boasts gas cooking, double stainless steel sink, and lots of cabinet space. The adjoining dining room opens to large living room w/ vaulted ceiling and ceiling fan; a great entertaining space. The primary bedroom w/ vaulted ceiling has a walk-in closet and private ensuite bath. Second bedroom has ample closet space and is directly across from hall full bath. Enjoy quiet summer evenings relaxing on the huge covered porch while taking in the tranquil surroundings. The amenities include a community in-ground pool and community clubhouse which features a fitness center, party room w/ kitchen and game room. This truly is a lovely, well maintained community, low taxes and close proximity to shopping, dining, healthcare and more. It's time to enjoy the peaceful, easy feeling at The Village of Willow Run.

20. 2022-06-10
    soldstatus $175,000 Closed 841-char remark

    Show marketing remark (841 chars)

    Located in Willow Run 55+ community and available for immediate possession. This 2 bedroom 2 bath home is on a quiet street with the perfect front porch for those great summer porch sitting evenings. Living room, with vaulted ceiling, carpeting, guest closet; Dining room, chandelier, carpeting; Kitchen, vaulted ceiling, gas range oven, double stainless steel sink, vinyl floor, generous cabinets with crown molding, desk, refrigerator; laundry/mud room, washer dryer, vinyl floor, outside exit; master bedroom, with vaulted ceiling, walk in closet, bath w/ 4' shower stall, vanity, medicine cabinet, linen closet, exhaust fan; bedroom, walk in closet, carpeting; hall bath, shower/tub combination, vanity, medicine chest; tilt in insulated windows w/ screens; off street parking for 2 cars. A short walk to the community center and a pool.

21. 2022-05-26
    status Pending 841-char remark

    Show marketing remark (841 chars)

    Located in Willow Run 55+ community and available for immediate possession. This 2 bedroom 2 bath home is on a quiet street with the perfect front porch for those great summer porch sitting evenings. Living room, with vaulted ceiling, carpeting, guest closet; Dining room, chandelier, carpeting; Kitchen, vaulted ceiling, gas range oven, double stainless steel sink, vinyl floor, generous cabinets with crown molding, desk, refrigerator; laundry/mud room, washer dryer, vinyl floor, outside exit; master bedroom, with vaulted ceiling, walk in closet, bath w/ 4' shower stall, vanity, medicine cabinet, linen closet, exhaust fan; bedroom, walk in closet, carpeting; hall bath, shower/tub combination, vanity, medicine chest; tilt in insulated windows w/ screens; off street parking for 2 cars. A short walk to the community center and a pool.

22. 2022-05-26
    listed $169,900 Active 841-char remark

    Show marketing remark (841 chars)

    Located in Willow Run 55+ community and available for immediate possession. This 2 bedroom 2 bath home is on a quiet street with the perfect front porch for those great summer porch sitting evenings. Living room, with vaulted ceiling, carpeting, guest closet; Dining room, chandelier, carpeting; Kitchen, vaulted ceiling, gas range oven, double stainless steel sink, vinyl floor, generous cabinets with crown molding, desk, refrigerator; laundry/mud room, washer dryer, vinyl floor, outside exit; master bedroom, with vaulted ceiling, walk in closet, bath w/ 4' shower stall, vanity, medicine cabinet, linen closet, exhaust fan; bedroom, walk in closet, carpeting; hall bath, shower/tub combination, vanity, medicine chest; tilt in insulated windows w/ screens; off street parking for 2 cars. A short walk to the community center and a pool.

23. 2008-01-21
    soldstatus $140,000
24. 2007-11-29
    historical
25. 2007-10-09
    listed $140,000
26. 2007-10-09
    historical
27. 2007-06-12
    listed $157,500

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,522 · $210/mo
• Expected delta: +$149/yr (+$12/mo · 6.3%)

ⓘ 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 6/10 Major 7 d/yr ≥101°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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,226
• − Mortgage interest: −$9,467
• − Property taxes: −$2,373
• − Insurance: −$845
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − Depreciation: −$4,916
• Taxable income: $6,109
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $6,979/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: Spring-Ford Area SD
• NCES district ID: 4222560
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $84,931
• Composite: 60.97/100
• National rank: #802
• State rank: #23 of 539 in PA

Livability — Sanatoga

• Score: 74/100
• State rank: #526
• US rank: #4881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,194
• Household income: $108,534
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 555.0

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 (84%)
• Race & ethnicity: White 84% Asian 7% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 2%

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: ▼ -269.11%
• Current HPI: 300.9404
• Rent YoY: ▼ -1.17%
• 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

+11.1% since first listed

13 events — show timeline

• 2026-05-04 Price Changed $175,000 BRIGHT MLS
• 2026-04-27 Price Changed $180,000 BRIGHT MLS
• 2026-04-17 Price Changed $183,000 BRIGHT MLS
• 2026-04-01 Price Changed $185,000 BRIGHT MLS
• 2026-03-16 Listed $189,000 BRIGHT MLS
• 2022-06-10 Sold (MLS) $175,000 BRIGHT MLS
• 2022-05-26 Pending — BRIGHT MLS
• 2022-05-26 Listed $169,900 BRIGHT MLS
• 2008-01-21 Sold (MLS) $140,000 BRIGHT MLS
• 2007-11-29 Listing Removed — BRIGHT MLS
• 2007-10-09 Listing Removed — BRIGHT MLS
• 2007-10-09 Listed $140,000 BRIGHT MLS
• 2007-06-12 Listed $157,500 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $2,373 · +4.8% YoY. Source: county tax records.