17 Bordic Rd · Exeter, PA 19606

$59,999

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 76 Days on market

Built 1976 $71/sqft · 26% below area Est $81k · 26% under $475/mo HOA · 28% of rent ↓ 16% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 2-bedroom, 1-bathroom manufactured home nestled in the desirable Exeter Township. Built in 1976, this modular design offers a cozy yet functional living space with a total of 840 finished square feet. Enjoy the convenience of off-street parking and a driveway, ensuring easy access for you and your guests. The home features a well-designed layout that maximizes space and comfort. While there is no pool, the surrounding area provides ample opportunities for outdoor activities and relaxation. The property is situated in a peaceful neighborhood, perfect for those seeking a tranquil lifestyle. With no association fees or amenities to worry about, you can enjoy the freedom of homeownership without added costs. This property is ideal for anyone looking to invest in a solid foundation for their future. Don't miss the chance to make this delightful home your own!

Key facts

• Built 1976
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 4.2% in Exeter — 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 76/100 on livability (#392 in PA, #3,546 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Exeter Township SD (suburban): math 41% / reading 60% proficiency, ranked #141 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $56,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.84% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.77%
• DSCR: 2.59
• GRM: 2.9

CMA / ARV

• ARV (median comp): $81,065
• List price: $59,999
• Delta: -25.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Bordic Rd	0.06mi	2/1.5	720 (-14%)	9mo	$53,500	$74	64
13 Keystone Rd	0.28mi	2/1.0	720 (-14%)	14mo	$45,000	$63	51

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.7%
• Equity multiple: 2.34×
• Total profit: $22,459
• Equity at exit: $8,946

10-year hold

• IRR: 39.0%
• Equity multiple: 4.68×
• Total profit: $61,804
• Equity at exit: $5,188

Cash invested: $16,800 (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 19606

• Active inventory: 166
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$25
• HOA: −$475
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $501

Break-even live

Break-even rent $1,072

Max offer price $59,999

Occupancy floor 66%

Sensitivity live

Price	-10% $535	-5% $518	+0% $501	+5% $484	+10% $467
Rent	-10% $366	-5% $433	+0% $501	+5% $568	+10% $635
Rate	-1.0pp $531	-0.5pp $516	base $501	+0.5pp $485	+1.0pp $469

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Buddies Pl Birdsboro, PA	3.0	2.0	1040	$2,400	$2.31	14d	1	1.26mi

HOA detail

• Monthly dues: $475 · $5,700/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $59,999 Active 76 DOM
2. 2026-06-18
   days on market $59,999 Active 73 DOM
3. 2026-06-17
   days on market $59,999 Active 72 DOM
4. 2026-06-16
   days on market $59,999 Active 71 DOM
5. 2026-06-15
   days on market $59,999 Active 70 DOM
6. 2026-06-14
   days on market $59,999 Active 68 DOM
7. 2026-06-13
   days on market $59,999 Active 67 DOM
8. 2026-06-10
   days on market $59,999 Active 65 DOM
9. 2026-06-09
   days on market $59,999 Active 64 DOM
10. 2026-06-08
    days on market $59,999 Active 63 DOM
11. 2026-06-07
    days on market $59,999 Active 62 DOM
12. 2026-06-02
    days on market $59,999 Active 57 DOM
13. 2026-06-01
    days on market $59,999 Active 56 DOM
14. 2026-05-31
    days on market $59,999 Active 55 DOM
15. 2026-05-30
    days on market $59,999 Active 54 DOM
16. 2026-05-19
    price $59,999 889-char remark

    Show marketing remark (889 chars)

    Discover this charming 2-bedroom, 1-bathroom manufactured home nestled in the desirable Exeter Township. Built in 1976, this modular design offers a cozy yet functional living space with a total of 840 finished square feet. Enjoy the convenience of off-street parking and a driveway, ensuring easy access for you and your guests. The home features a well-designed layout that maximizes space and comfort. While there is no pool, the surrounding area provides ample opportunities for outdoor activities and relaxation. The property is situated in a peaceful neighborhood, perfect for those seeking a tranquil lifestyle. With no association fees or amenities to worry about, you can enjoy the freedom of homeownership without added costs. This property is ideal for anyone looking to invest in a solid foundation for their future. Don't miss the chance to make this delightful home your own!

17. 2026-04-06
    listed $64,990 Active 889-char remark

    Show marketing remark (889 chars)

    Discover this charming 2-bedroom, 1-bathroom manufactured home nestled in the desirable Exeter Township. Built in 1976, this modular design offers a cozy yet functional living space with a total of 840 finished square feet. Enjoy the convenience of off-street parking and a driveway, ensuring easy access for you and your guests. The home features a well-designed layout that maximizes space and comfort. While there is no pool, the surrounding area provides ample opportunities for outdoor activities and relaxation. The property is situated in a peaceful neighborhood, perfect for those seeking a tranquil lifestyle. With no association fees or amenities to worry about, you can enjoy the freedom of homeownership without added costs. This property is ideal for anyone looking to invest in a solid foundation for their future. Don't miss the chance to make this delightful home your own!

18. 2026-02-23
    historical
19. 2026-01-13
    price $60,000
20. 2025-12-13
    listed $71,700 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: $386 · $32/mo
• Projected year-2 tax: $667 · $56/mo
• Expected delta: +$281/yr (+$23/mo · 72.8%)

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

Taxation est. · year 1

• Rental income: $20,469
• − Mortgage interest: −$3,361
• − Property taxes: −$386
• − Insurance: −$300
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − HOA: −$5,700
• − Depreciation: −$1,745
• Taxable income: $5,701
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $4,640/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: Exeter Township SD
• NCES district ID: 4209480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -11.00%
• Median HH income: $71,744
• Composite: 45.21/100
• National rank: #2669
• State rank: #141 of 539 in PA

Livability — Exeter

• Score: 76/100
• State rank: #392
• US rank: #3546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorane, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% German/W. Germanic 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: ▼ -211.56%
• Current HPI: 283.6138
• Rent YoY: —
• Metro: Reading, PA
• 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

-16.3% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $59,999 BRIGHT MLS
• 2026-04-06 Listed $64,990 BRIGHT MLS
• 2026-02-23 Listing Removed — GLVRMLS
• 2026-01-13 Price Changed $60,000 GLVRMLS
• 2025-12-13 Listed $71,700 GLVRMLS

Property tax history

+1.5%/yr

Latest (2026): $386 · +0.5% YoY. Source: county tax records.