105 Lilac Pl · Sanatoga, PA 19468

$225,000

2 bd · 2.0 ba · 1,472 sqft · Manufactured public records · 3 Days on market

Built 1999

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Why this score? — see what drove the C 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +6.1/10.0
• 1% rule +5.5/10.0
• 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

Welcome Home to this well maintained one floor spacious home! It's all ready for you to make it your own! Step inside the entry way and enjoy this open concept home! The grand space with vaulted ceilings emphasize the elegance of this home located in Willow Run, a 55 Plus community nestled in the heart of Limerick Township! The location is amazing! Here you can shop at the local Philadelphia Outlets, Wegmans, and local spots for all your essential needs. As you stroll through the home you will notice the Large eat-in kitchen with an island and a plethora of countertops and cabinets! You will simply enjoy prepping your meals here and entertaining your guests. As you finish your evening you can retreat to the main bedroom that sits quietly at the back of the rancher. Here it will be time to relax and rejuvenate after a long day. If you enjoy

Key facts

• Ample eating area
• Front trex porch
• Attached garage

Tags

• ATTACHED GARAGE
• FRONT TREX PORCH
• LARGE COAT CLOSET
• AMPLE EATING AREA
• CENTER ISLAND
• NEWER RANGE

Property features AI

Finance

• Financial info: Monthly land lease of $925; Land lease has 99 years remaining; Annual ground rent listed in income/expense
• HOA & community: Community pool; Senior community (55+)

Exterior

• Parking: Attached garage with garage door opener; Driveway; 1 garage/total parking space
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Manufactured home; Situated in a senior community (55+); Land lease ownership
• Construction: Vinyl siding; Marlette make (manufactured home)
• Exterior features: Community pool; Ground rent exists

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the main level; Master Bedroom; Bedroom 2
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Natural gas heat; Central air conditioning; Electric hot water
• Interior features: Living Room; Dining Room; Master Bathroom
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 8.2% 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; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $225,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-20,799
• Equity at exit: $33,548

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-15,736
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,358 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$235 /mo · $2,822/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $354

Break-even live

Break-even rent $1,910

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.20mi
151 Holly Dr Royersford, PA	1.0–3.0	1.0–2.5	1168	$2,470	$2.11	1d	10	1.03mi

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-05-17
   listed $225,000 Active
3. 2017-02-15
   soldstatus $120,000 Sold 853-char remark

   Show marketing remark (851 chars)

   Welcome Home to this well maintained one floor spacious home! It's all ready for you to make it your own! Step inside the entry way and enjoy this open concept home! The grand space with vaulted ceilings emphasize the elegance of this home located in Willow Run, a 55 Plus community nestled in the heart of Limerick Township! The location is amazing! Here you can shop at the local Philadelphia Outlets, Wegmans, and local spots for all your essential needs. As you stroll through the home you will notice the Large eat-in kitchen with an island and a plethora of countertops and cabinets! You will simply enjoy prepping your meals here and entertaining your guests. As you finish your evening you can retreat to the main bedroom that sits quietly at the back of the rancher. Here it will be time to relax and rejuvenate after a long day. If you enjoy

4. 2017-02-15
   soldstatus $120,000 851-char remark

   Show marketing remark (851 chars)

   Welcome Home to this well maintained one floor spacious home! It's all ready for you to make it your own! Step inside the entry way and enjoy this open concept home! The grand space with vaulted ceilings emphasize the elegance of this home located in Willow Run, a 55 Plus community nestled in the heart of Limerick Township! The location is amazing! Here you can shop at the local Philadelphia Outlets, Wegmans, and local spots for all your essential needs. As you stroll through the home you will notice the Large eat-in kitchen with an island and a plethora of countertops and cabinets! You will simply enjoy prepping your meals here and entertaining your guests. As you finish your evening you can retreat to the main bedroom that sits quietly at the back of the rancher. Here it will be time to relax and rejuvenate after a long day. If you enjoy

5. 2017-01-07
   status Under Contract 853-char remark

   Show marketing remark (853 chars)

   Welcome Home to this well maintained one floor spacious home! It's all ready for you to make it your own! Step inside the entry way and enjoy this open concept home! The grand space with vaulted ceilings emphasize the elegance of this home located in Willow Run, a 55 Plus community nestled in the heart of Limerick Township! The location is amazing! Here you can shop at the local Philadelphia Outlets, Wegmans, and local spots for all your essential needs. As you stroll through the home you will notice the Large eat-in kitchen with an island and a plethora of countertops and cabinets! You will simply enjoy prepping your meals here and entertaining your guests. As you finish your evening you can retreat to the main bedroom that sits quietly at the back of the rancher. Here it will be time to relax and rejuvenate after a long day. If you enjoy

6. 2017-01-03
   listed $117,900 Active 853-char remark

   Show marketing remark (851 chars)

   Welcome Home to this well maintained one floor spacious home! It's all ready for you to make it your own! Step inside the entry way and enjoy this open concept home! The grand space with vaulted ceilings emphasize the elegance of this home located in Willow Run, a 55 Plus community nestled in the heart of Limerick Township! The location is amazing! Here you can shop at the local Philadelphia Outlets, Wegmans, and local spots for all your essential needs. As you stroll through the home you will notice the Large eat-in kitchen with an island and a plethora of countertops and cabinets! You will simply enjoy prepping your meals here and entertaining your guests. As you finish your evening you can retreat to the main bedroom that sits quietly at the back of the rancher. Here it will be time to relax and rejuvenate after a long day. If you enjoy

7. 2017-01-03
   listed $117,900 851-char remark

   Show marketing remark (851 chars)

   Welcome Home to this well maintained one floor spacious home! It's all ready for you to make it your own! Step inside the entry way and enjoy this open concept home! The grand space with vaulted ceilings emphasize the elegance of this home located in Willow Run, a 55 Plus community nestled in the heart of Limerick Township! The location is amazing! Here you can shop at the local Philadelphia Outlets, Wegmans, and local spots for all your essential needs. As you stroll through the home you will notice the Large eat-in kitchen with an island and a plethora of countertops and cabinets! You will simply enjoy prepping your meals here and entertaining your guests. As you finish your evening you can retreat to the main bedroom that sits quietly at the back of the rancher. Here it will be time to relax and rejuvenate after a long day. If you enjoy

ⓘ 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: $2,822 · $235/mo
• Projected year-2 tax: $3,189 · $266/mo
• Expected delta: +$366/yr (+$31/mo · 13.0%)

ⓘ 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 5/10 Major 25% 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: $28,301
• − Mortgage interest: −$12,603
• − Property taxes: −$2,822
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$6,545
• Taxable income: $677
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $4,089/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

+90.8% since first listed

7 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-17 Listed $225,000 BRIGHT MLS
• 2017-02-15 Sold (MLS) $120,000 BRIGHT MLS
• 2017-02-15 Sold (MLS) $120,000 TREND
• 2017-01-07 Pending — TREND
• 2017-01-03 Listed $117,900 TREND
• 2017-01-03 Listed $117,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $2,822 · +4.8% YoY. Source: county tax records.