2060 Rohrbach Ln · Quakertown, PA 18951

$124,900

3 bd · 2.0 ba · 923 sqft · Manufactured · 182 Days on market

Built 1998

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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 +7.5/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the beautiful Hickory Lane Mobile Park, a small community located in Milford. This well kept mobile home offers a personal oasis of nature - a quiet relaxation. The mobile home offers 2 Bedrooms, Office and 2 full Baths. Enjoy the Deck with Awning in front or the Gazebo out back. Lot rent is $575.00 per month and includes common area maintenance, sewer, trash and snow removal on roads. Pet restrictions apply.

Key facts

• 2 parking spots
• Built 1998
• Listed 182 days

Property features AI

Finance

• Other: Property manager present; Pets allowed with restrictions (breed, number, and size/weight limits; cats and dogs OK)
• Financial info: Monthly land lease amount listed separately; Ground rent listed as an annual income/expense item
• HOA & community: HOA/park fees include common area maintenance, sewer, snow removal, water and trash; Ground rent applies (monthly land lease fee)

Exterior

• Parking: Asphalt driveway with 2 driveway spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Propane available; Electric hot water; Municipal trash not provided
• Home design: Manufactured single-wide home; One-level (single-story) living; Shingle roof; Land lease ownership (ground rent applies); Property condition: Excellent; Building winterized
• Construction: Manufactured construction; Single-wide dimensions approximately 12 ft by 80 ft; Estimated year built
• Exterior features: Porch(es) and patio(s); Street lights; Backs to trees and open common area; adjoins open space; Gazebo and shed on the property

Interior

• Kitchen: Dishwasher; Oven (single); Stove; Refrigerator; Eat-in kitchen layout
• Bedrooms: Three bedrooms on the main level
• Flooring: Engineered wood floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: 90% forced air heating; Electric heating fuel; Central air conditioning (electric)
• Interior features: Open floor plan with family room off the kitchen; Eat-in kitchen; Entry-level bedroom; Wood/engineered wood floors throughout; Not furnished
• Laundry & utility: Washer and dryer in the unit (main floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.2% in Quakertown — 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 80/100 on livability (#222 in PA, #1,945 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living A; Watch: commute F.
• Quakertown Community SD (suburban): math 45% / reading 55% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pfaff El Sch (math 57% / reading 62%, grade B-, #377 of 1,518 statewide, top 28%, 482 students, 36% FRL); Quakertown Community Hs (math 79% / reading 24%, grade D+, #119 of 437 statewide, top 27%, 1,668 students, 24% FRL).
• Market conditions: 147 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.65% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.35%
• DSCR: 2.26
• GRM: 5.1

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $32,381
• Equity at exit: $18,623

10-year hold

• IRR: 30.6%
• Equity multiple: 3.74×
• Total profit: $95,929
• Equity at exit: $10,799

Cash invested: $34,972 (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 18951

• Active inventory: 147
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $826

Break-even live

Break-even rent $1,010

Max offer price $124,900

Occupancy floor 55%

Sensitivity live

Price	-10% $897	-5% $862	+0% $826	+5% $791	+10% $756
Rent	-10% $664	-5% $745	+0% $826	+5% $908	+10% $989
Rate	-1.0pp $889	-0.5pp $858	base $826	+0.5pp $794	+1.0pp $761

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
491 S 9th St Quakertown, PA	2.0	1.0	814	$1,945	$2.39	0d	3	1.42mi

Listing history 13 events

1. 2026-05-19
   status Pending
2. 2026-03-21
   historical Active Under Contract
3. 2026-03-11
   price $124,900
4. 2025-11-26
   price $133,000
5. 2025-10-16
   status Active
6. 2025-09-15
   historical Active Under Contract
7. 2025-08-20
   listed $134,000 Active
8. 2025-08-01
   historical $134,000
9. 2021-05-28
   soldstatus $78,000 Closed 423-char remark

   Show marketing remark (423 chars)

   Welcome to the beautiful Hickory Lane Mobile Park, a small community located in Milford. This well kept mobile home offers a personal oasis of nature - a quiet relaxation. The mobile home offers 2 Bedrooms, Office and 2 full Baths. Enjoy the Deck with Awning in front or the Gazebo out back. Lot rent is $575.00 per month and includes common area maintenance, sewer, trash and snow removal on roads. Pet restrictions apply.

10. 2021-04-27
    status Pending 423-char remark

    Show marketing remark (423 chars)

    Welcome to the beautiful Hickory Lane Mobile Park, a small community located in Milford. This well kept mobile home offers a personal oasis of nature - a quiet relaxation. The mobile home offers 2 Bedrooms, Office and 2 full Baths. Enjoy the Deck with Awning in front or the Gazebo out back. Lot rent is $575.00 per month and includes common area maintenance, sewer, trash and snow removal on roads. Pet restrictions apply.

11. 2021-04-19
    listed $50,000 Active 423-char remark

    Show marketing remark (423 chars)

    Welcome to the beautiful Hickory Lane Mobile Park, a small community located in Milford. This well kept mobile home offers a personal oasis of nature - a quiet relaxation. The mobile home offers 2 Bedrooms, Office and 2 full Baths. Enjoy the Deck with Awning in front or the Gazebo out back. Lot rent is $575.00 per month and includes common area maintenance, sewer, trash and snow removal on roads. Pet restrictions apply.

12. 2004-09-23
    listed $14,900
13. 2004-09-23
    historical

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$439/yr (+$37/mo · 40.1%)

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

Taxation est. · year 1

• Rental income: $24,677
• − Mortgage interest: −$6,996
• − Property taxes: −$1,095
• − Insurance: −$624
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$3,633
• Taxable income: $8,380
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $7,905/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: Quakertown Community SD
• NCES district ID: 4219890
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $66,186
• Composite: 44.3/100
• National rank: #2833
• State rank: #154 of 539 in PA

Livability — Quakertown

• Score: 80/100
• State rank: #222
• US rank: #1945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• City population: 36,568
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 36,568
• Household income: $98,268
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 488.0

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% Two or more races 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 5% Polish 3% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -247.25%
• Current HPI: 283.2262
• 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

+738.3% since first listed

13 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-03-21 Contingent — BRIGHT MLS
• 2026-03-11 Price Changed $124,900 BRIGHT MLS
• 2025-11-26 Price Changed $133,000 BRIGHT MLS
• 2025-10-16 Relisted — BRIGHT MLS
• 2025-09-15 Contingent — BRIGHT MLS
• 2025-08-20 Listed $134,000 BRIGHT MLS
• 2025-08-01 Coming Soon $134,000 BRIGHT MLS
• 2021-05-28 Sold (MLS) $78,000 BRIGHT MLS
• 2021-04-27 Pending — BRIGHT MLS
• 2021-04-19 Listed $50,000 BRIGHT MLS
• 2004-09-23 Listing Removed — BRIGHT MLS
• 2004-09-23 Listed $14,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $1,095 · +2.8% YoY. Source: county tax records.