75 Westin Rd · Stowe, PA 19518

$239,900

2 bd · 2.0 ba · 1,472 sqft · Manufactured public records · 12 Days on market

Built 2007

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful "Clover" model in highly desirable "Douglass Village" Community. This lovely home features a covered front porch which welcomes you into a spacious 18' living room. The bright & sunny family room includes lots of windows and patio door which opens to the front porch. It also features 2 bedroom and 2 baths, formal dining area, large utility room, well-appointed kitchen with double bowl stainless sink, electric range, convenient breakfast bar, dishwasher, and lots of cabinetry. The Master bedroom has a walk-in closet, adjoining master bath with large 2-seat shower. Lot lease includes use of the community center with outdoor heated pool, library, fitness center, game room & banquet room. Other features include upgraded paint, ceiling fans, 2-car garage with door into utility room, and a beautiful view! Very well maintained?. .don't miss this one! TAX ASSESSMENT HAS JUST BEEN REDUCED TO $53,400!

Key facts

• Covered front porch
• Bright family room
• Formal dining area

Tags

• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• BRIGHT FAMILY ROOM
• FORMAL DINING AREA
• LARGE UTILITY ROOM
• WELL-APPOINTED KITCHEN

Property features AI

Finance

• Other: Property manager present; Finished above-grade area reported by assessor
• Financial info: Monthly land lease payment of $784 (ground rent exists; paid annually per records); Ground rent noted
• HOA & community: HOA fees cover trash, common area maintenance, pool(s), recreation facility, and snow removal; Additional monthly fee of $50

Exterior

• Parking: Attached 2-car garage with inside access; Two driveway parking spaces on asphalt driveway; Total of four garage/parking spaces
• Utilities: Public water; Public sewer; Underground utilities; 200+ amp electrical service
• Home design: Manufactured home (Marlette); Senior community with 55+ age requirement; Land lease ownership
• Construction: Vinyl siding construction; Other structures above and below grade
• Exterior features: Sidewalks; Street lights; Community heated pool

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (natural gas cooling fuel); Electric hot water
• Interior features: No basement; Living area as reported by assessor
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-22 ($-264/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.7% below list).
• Recommended offer: $195k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#441 in PA, #4,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Boyertown Area SD (suburban): math 44% / reading 53% proficiency, ranked #167 of 539 in PA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; list at $240k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.3

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-40,305
• Equity at exit: $35,770

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-37,020
• Equity at exit: $20,742

Cash invested: $67,172 (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 19518

• Home prices YoY: -21.1%
• Active inventory: 60
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$204 /mo · $2,454/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-22

Break-even live

Break-even rent $1,978

Max offer price $236,013

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $46	+0% $-22	+5% $-90	+10% $-158
Rent	-10% $-176	-5% $-99	+0% $-22	+5% $55	+10% $132
Rate	-1.0pp $99	-0.5pp $39	base $-22	+0.5pp $-84	+1.0pp $-147

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Lemon St Stowe, PA	2.0	1.0	1000	$1,950	$1.95	45d	1	0.99mi

Listing history 9 events

1. 2026-06-21
   days on market $239,900 Active 12 DOM
2. 2026-06-18
   days on market $239,900 Active 9 DOM
3. 2026-06-17
   days on market $239,900 Active 8 DOM
4. 2026-06-16
   days on market $239,900 Active 7 DOM
5. 2026-06-15
   days on market $239,900 Active 6 DOM
6. 2026-06-13
   days on market $239,900 Active 4 DOM
7. 2026-06-13
   days on market $239,900 Active 3 DOM
8. 2026-06-10
   remarks 675-char remark
9. 2026-06-10
   listed $239,900 Active 1 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: $2,454 · $204/mo
• Projected year-2 tax: $3,122 · $260/mo
• Expected delta: +$668/yr (+$56/mo · 27.2%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $23,400
• − Mortgage interest: −$13,438
• − Property taxes: −$2,454
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,979
• Taxable loss: −$4,414
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $795/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: Boyertown Area SD
• NCES district ID: 4203960
• Math proficiency: 44% ▼ -21.00%
• Reading proficiency: 53% ▼ -22.00%
• Median HH income: $70,605
• Composite: 43.48/100
• National rank: #2999
• State rank: #167 of 539 in PA

Livability — Stowe

• Score: 75/100
• State rank: #441
• US rank: #4019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,793

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 (81%)
• Race & ethnicity: White 81% Two or more races 9% Hispanic / Latino 9% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Polish 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% 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: ▼ -74.43%
• Current HPI: 278.3594
• 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

+71.5% since first listed

8 events — show timeline

• 2026-06-09 Listed $239,900 BRIGHT MLS
• 2018-06-30 Listing Removed — BRIGHT MLS
• 2018-06-29 Sold (MLS) $139,900 TREND
• 2018-06-29 Sold (MLS) $139,900 BRIGHT MLS
• 2018-06-18 Pending — BRIGHT MLS
• 2018-06-18 Pending — TREND
• 2018-04-24 Listed $139,900 TREND
• 2018-04-24 Listed $139,900 BRIGHT MLS

Property tax history

-1.0%/yr

Latest (2026): $2,454 · +1.4% YoY. Source: county tax records.