906 Lakeview Dr · Green Lane, PA 18054

$213,900

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 269 Days on market

Built 2023 Good condition $132/sqft · 78% above area

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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 +24.8/30.0
• DSCR +8.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

New Price! First 3 months of your Lot Lease is Free!! (Sellers will give a credit to buyer to cover 3 lease payments. ) You will be * dazzled * by this home's rich LUXURY and style when you step inside the Hudson Double model. The open floor plan in the main "great room", which houses the entryway, the living room, the kitchen, and dining room, provides great flow and spacious freedom. At just over 1600 sqft, this is not a small home! Handsome, dark wood cabinetry abounds, providing tons of storage and convenience. The kitchen and dining areas feature stylish, rustic patterned LVP flooring. Don't be fooled by the faux cupboard doors in the kitchen: open them up and you'll be delighted to find that they hide a huge walk-in pantry closet. Check out the wet bar and dual wine/beverage refrigerators in the dining area -- perfect for entertaining! From there, a large sliding glass door opens out to the relaxing rear patio. The owner's private suite, just off the kitchen, includes a walk-in closet and a luxurious spa-like bathroom with oval soaking tub, built-in shelving, large standing shower, and dual vanity sinks with light-up mirrors. At the opposite end of the house, are two additional bedrooms, a built-in cabinetry desk for easy home management, a second full bath, and a laundry and utility room, which features a helpful built-in organizer wall. Ample driveway parking and storage shed round out this move-in ready home. The "Duraskirt" concrete foundation provides added stability and insulation benefits, which will save you money on heating (propane) and cooling and serve as a solid base for many years! This home provides easy one-story living and requires very little maintenance, and it is just three years young! The Green Hill community, which is pet friendly!, is only 1.5 mile from the beautiful Green Lane Park - a large, natural, multi-use recreational area.

Key facts

• Wet bar
• Relaxing rear patio
• Walk-in closet

Tags

• HUGE WALK-IN PANTRY
• WET BAR
• RELAXING REAR PATIO
• WALK-IN CLOSET
• LUXURIOUS SPA-LIKE BATHROOM
• OVAL SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $214k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $214k).
• Recommended offer: $188k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#989 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment 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: 25 active listings in the ZIP; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (5.3% local appreciation)).
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.06% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $120,349
• List price: $213,900
• Delta: 77.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.36×
• Total profit: $81,741
• Equity at exit: $125,066

10-year hold

• IRR: 20.8%
• Equity multiple: 4.68×
• Total profit: $220,448
• Equity at exit: $219,100

Cash invested: $59,892 (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 18054

• Home prices YoY: 1.9%
• Active inventory: 25
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,266 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $453

Break-even live

Break-even rent $1,692

Max offer price $213,900

Occupancy floor 75%

Sensitivity live

Price	-10% $574	-5% $514	+0% $453	+5% $393	+10% $332
Rent	-10% $274	-5% $364	+0% $453	+5% $543	+10% $632
Rate	-1.0pp $561	-0.5pp $508	base $453	+0.5pp $398	+1.0pp $342

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: $53,475
• Closing costs: $6,417
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-20
   status Pending 1915-char remark

   Show marketing remark (1915 chars)

   New Price! First 3 months of your Lot Lease is Free!! (Sellers will give a credit to buyer to cover 3 lease payments. ) You will be * dazzled * by this home's rich LUXURY and style when you step inside the Hudson Double model. The open floor plan in the main "great room", which houses the entryway, the living room, the kitchen, and dining room, provides great flow and spacious freedom. At just over 1600 sqft, this is not a small home! Handsome, dark wood cabinetry abounds, providing tons of storage and convenience. The kitchen and dining areas feature stylish, rustic patterned LVP flooring. Don't be fooled by the faux cupboard doors in the kitchen: open them up and you'll be delighted to find that they hide a huge walk-in pantry closet. Check out the wet bar and dual wine/beverage refrigerators in the dining area -- perfect for entertaining! From there, a large sliding glass door opens out to the relaxing rear patio. The owner's private suite, just off the kitchen, includes a walk-in closet and a luxurious spa-like bathroom with oval soaking tub, built-in shelving, large standing shower, and dual vanity sinks with light-up mirrors. At the opposite end of the house, are two additional bedrooms, a built-in cabinetry desk for easy home management, a second full bath, and a laundry and utility room, which features a helpful built-in organizer wall. Ample driveway parking and storage shed round out this move-in ready home. The "Duraskirt" concrete foundation provides added stability and insulation benefits, which will save you money on heating (propane) and cooling and serve as a solid base for many years! This home provides easy one-story living and requires very little maintenance, and it is just three years young! The Green Hill community, which is pet friendly!, is only 1.5 mile from the beautiful Green Lane Park - a large, natural, multi-use recreational area.

2. 2026-04-28
   price $213,900 1915-char remark

   Show marketing remark (1915 chars)

   New Price! First 3 months of your Lot Lease is Free!! (Sellers will give a credit to buyer to cover 3 lease payments. ) You will be * dazzled * by this home's rich LUXURY and style when you step inside the Hudson Double model. The open floor plan in the main "great room", which houses the entryway, the living room, the kitchen, and dining room, provides great flow and spacious freedom. At just over 1600 sqft, this is not a small home! Handsome, dark wood cabinetry abounds, providing tons of storage and convenience. The kitchen and dining areas feature stylish, rustic patterned LVP flooring. Don't be fooled by the faux cupboard doors in the kitchen: open them up and you'll be delighted to find that they hide a huge walk-in pantry closet. Check out the wet bar and dual wine/beverage refrigerators in the dining area -- perfect for entertaining! From there, a large sliding glass door opens out to the relaxing rear patio. The owner's private suite, just off the kitchen, includes a walk-in closet and a luxurious spa-like bathroom with oval soaking tub, built-in shelving, large standing shower, and dual vanity sinks with light-up mirrors. At the opposite end of the house, are two additional bedrooms, a built-in cabinetry desk for easy home management, a second full bath, and a laundry and utility room, which features a helpful built-in organizer wall. Ample driveway parking and storage shed round out this move-in ready home. The "Duraskirt" concrete foundation provides added stability and insulation benefits, which will save you money on heating (propane) and cooling and serve as a solid base for many years! This home provides easy one-story living and requires very little maintenance, and it is just three years young! The Green Hill community, which is pet friendly!, is only 1.5 mile from the beautiful Green Lane Park - a large, natural, multi-use recreational area.

3. 2026-02-26
   price $214,500 1915-char remark

   Show marketing remark (1915 chars)

   New Price! First 3 months of your Lot Lease is Free!! (Sellers will give a credit to buyer to cover 3 lease payments. ) You will be * dazzled * by this home's rich LUXURY and style when you step inside the Hudson Double model. The open floor plan in the main "great room", which houses the entryway, the living room, the kitchen, and dining room, provides great flow and spacious freedom. At just over 1600 sqft, this is not a small home! Handsome, dark wood cabinetry abounds, providing tons of storage and convenience. The kitchen and dining areas feature stylish, rustic patterned LVP flooring. Don't be fooled by the faux cupboard doors in the kitchen: open them up and you'll be delighted to find that they hide a huge walk-in pantry closet. Check out the wet bar and dual wine/beverage refrigerators in the dining area -- perfect for entertaining! From there, a large sliding glass door opens out to the relaxing rear patio. The owner's private suite, just off the kitchen, includes a walk-in closet and a luxurious spa-like bathroom with oval soaking tub, built-in shelving, large standing shower, and dual vanity sinks with light-up mirrors. At the opposite end of the house, are two additional bedrooms, a built-in cabinetry desk for easy home management, a second full bath, and a laundry and utility room, which features a helpful built-in organizer wall. Ample driveway parking and storage shed round out this move-in ready home. The "Duraskirt" concrete foundation provides added stability and insulation benefits, which will save you money on heating (propane) and cooling and serve as a solid base for many years! This home provides easy one-story living and requires very little maintenance, and it is just three years young! The Green Hill community, which is pet friendly!, is only 1.5 mile from the beautiful Green Lane Park - a large, natural, multi-use recreational area.

4. 2025-10-24
   price $219,900 1915-char remark

   Show marketing remark (1915 chars)

   New Price! First 3 months of your Lot Lease is Free!! (Sellers will give a credit to buyer to cover 3 lease payments. ) You will be * dazzled * by this home's rich LUXURY and style when you step inside the Hudson Double model. The open floor plan in the main "great room", which houses the entryway, the living room, the kitchen, and dining room, provides great flow and spacious freedom. At just over 1600 sqft, this is not a small home! Handsome, dark wood cabinetry abounds, providing tons of storage and convenience. The kitchen and dining areas feature stylish, rustic patterned LVP flooring. Don't be fooled by the faux cupboard doors in the kitchen: open them up and you'll be delighted to find that they hide a huge walk-in pantry closet. Check out the wet bar and dual wine/beverage refrigerators in the dining area -- perfect for entertaining! From there, a large sliding glass door opens out to the relaxing rear patio. The owner's private suite, just off the kitchen, includes a walk-in closet and a luxurious spa-like bathroom with oval soaking tub, built-in shelving, large standing shower, and dual vanity sinks with light-up mirrors. At the opposite end of the house, are two additional bedrooms, a built-in cabinetry desk for easy home management, a second full bath, and a laundry and utility room, which features a helpful built-in organizer wall. Ample driveway parking and storage shed round out this move-in ready home. The "Duraskirt" concrete foundation provides added stability and insulation benefits, which will save you money on heating (propane) and cooling and serve as a solid base for many years! This home provides easy one-story living and requires very little maintenance, and it is just three years young! The Green Hill community, which is pet friendly!, is only 1.5 mile from the beautiful Green Lane Park - a large, natural, multi-use recreational area.

5. 2025-09-24
   price $225,000 1915-char remark

   Show marketing remark (1915 chars)

   New Price! First 3 months of your Lot Lease is Free!! (Sellers will give a credit to buyer to cover 3 lease payments. ) You will be * dazzled * by this home's rich LUXURY and style when you step inside the Hudson Double model. The open floor plan in the main "great room", which houses the entryway, the living room, the kitchen, and dining room, provides great flow and spacious freedom. At just over 1600 sqft, this is not a small home! Handsome, dark wood cabinetry abounds, providing tons of storage and convenience. The kitchen and dining areas feature stylish, rustic patterned LVP flooring. Don't be fooled by the faux cupboard doors in the kitchen: open them up and you'll be delighted to find that they hide a huge walk-in pantry closet. Check out the wet bar and dual wine/beverage refrigerators in the dining area -- perfect for entertaining! From there, a large sliding glass door opens out to the relaxing rear patio. The owner's private suite, just off the kitchen, includes a walk-in closet and a luxurious spa-like bathroom with oval soaking tub, built-in shelving, large standing shower, and dual vanity sinks with light-up mirrors. At the opposite end of the house, are two additional bedrooms, a built-in cabinetry desk for easy home management, a second full bath, and a laundry and utility room, which features a helpful built-in organizer wall. Ample driveway parking and storage shed round out this move-in ready home. The "Duraskirt" concrete foundation provides added stability and insulation benefits, which will save you money on heating (propane) and cooling and serve as a solid base for many years! This home provides easy one-story living and requires very little maintenance, and it is just three years young! The Green Hill community, which is pet friendly!, is only 1.5 mile from the beautiful Green Lane Park - a large, natural, multi-use recreational area.

6. 2025-08-24
   listed $230,000 Active 1915-char remark

   Show marketing remark (1915 chars)

   New Price! First 3 months of your Lot Lease is Free!! (Sellers will give a credit to buyer to cover 3 lease payments. ) You will be * dazzled * by this home's rich LUXURY and style when you step inside the Hudson Double model. The open floor plan in the main "great room", which houses the entryway, the living room, the kitchen, and dining room, provides great flow and spacious freedom. At just over 1600 sqft, this is not a small home! Handsome, dark wood cabinetry abounds, providing tons of storage and convenience. The kitchen and dining areas feature stylish, rustic patterned LVP flooring. Don't be fooled by the faux cupboard doors in the kitchen: open them up and you'll be delighted to find that they hide a huge walk-in pantry closet. Check out the wet bar and dual wine/beverage refrigerators in the dining area -- perfect for entertaining! From there, a large sliding glass door opens out to the relaxing rear patio. The owner's private suite, just off the kitchen, includes a walk-in closet and a luxurious spa-like bathroom with oval soaking tub, built-in shelving, large standing shower, and dual vanity sinks with light-up mirrors. At the opposite end of the house, are two additional bedrooms, a built-in cabinetry desk for easy home management, a second full bath, and a laundry and utility room, which features a helpful built-in organizer wall. Ample driveway parking and storage shed round out this move-in ready home. The "Duraskirt" concrete foundation provides added stability and insulation benefits, which will save you money on heating (propane) and cooling and serve as a solid base for many years! This home provides easy one-story living and requires very little maintenance, and it is just three years young! The Green Hill community, which is pet friendly!, is only 1.5 mile from the beautiful Green Lane Park - a large, natural, multi-use recreational area.

7. 2024-05-21
   historical
8. 2024-04-09
   price $199,900
9. 2023-11-20
   listed $210,000 Active

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $2,447 · $204/mo
• Expected delta: +$933/yr (+$78/mo · 61.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,195
• − Mortgage interest: −$11,982
• − Property taxes: −$1,514
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$6,223
• Taxable income: $2,056
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $4,946/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 75. It requires minor cosmetic updates to the exterior and flooring to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace LVP flooring — Improves aesthetics and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace LVP flooring — Improves aesthetics and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Green Lane

• Score: 67/100
• State rank: #989
• US rank: #10897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,714

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 96% English-only · Arabic 2% Spanish 1%

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: ▲ 5.30%
• Current HPI: 289.0447
• 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

+1.9% since first listed

9 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-04-28 Price Changed $213,900 BRIGHT MLS
• 2026-02-26 Price Changed $214,500 BRIGHT MLS
• 2025-10-24 Price Changed $219,900 BRIGHT MLS
• 2025-09-24 Price Changed $225,000 BRIGHT MLS
• 2025-08-24 Listed $230,000 BRIGHT MLS
• 2024-05-21 Listing Removed — BRIGHT MLS
• 2024-04-09 Price Changed $199,900 BRIGHT MLS
• 2023-11-20 Listed $210,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $1,514 · +2.4% YoY. Source: county tax records.