215 Green Hill Dr · Green Lane, PA 18054

$139,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 15 Days on market

Built 2021 Good condition

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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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

Key facts

• 2 parking spots
• Built 2021
• Listed 15 days

Property features AI

Finance

• Other: Pets allowed with number limits
• Financial info: Annual ground rent listed under income/expense
• HOA & community: Property manager present; Monthly land lease of $941 (approximately 40 years remaining)

Exterior

• Parking: Driveway parking (2 spaces); Parking lot; Total of 2 garage and parking spaces
• Utilities: Community water; Private sewer; Electric hot water; Cable TV and cable internet available; Municipal trash not provided
• Home design: Manufactured home; Land lease ownership; Property in very good condition; Park: Green Hill MHP
• Construction: Vinyl siding; Asphalt shingle roof; Manufactured structure; Built by Chesapeake / Eagle River Homes (28' x 44")
• Exterior features: Deck(s); Patio(s); Shed; Paved road access; Not in a federal flood zone; Ground rent exists

Interior

• Kitchen: Built-in microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floor plan; Kitchen island; Recessed lighting; Ceiling fan(s); Master bath(s); Stall shower; Tub with shower; Sliding glass door; Drywall walls and ceilings
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% 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.
• Zoned schools: Marlborough El Sch (math 37% / reading 52%, grade F, #815 of 1,518 statewide, top 56%, 430 students, 28% FRL); Upper Perkiomen Ms (math 33% / reading 58%, grade D+, #184 of 512 statewide, top 36%, 742 students, 35% FRL); Upper Perkiomen Hs (math 64% / reading 24%, grade F, #207 of 437 statewide, top 47%, 1,059 students, 23% FRL).
• Market conditions: 24 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 $8k of equity ($967 loan paydown + $7k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $137,801 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.52% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.33%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 3.17×
• Total profit: $85,184
• Equity at exit: $81,799

10-year hold

• IRR: 32.7%
• Equity multiple: 6.43×
• Total profit: $212,701
• Equity at exit: $143,301

Cash invested: $39,172 (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 18054

• Home prices YoY: 1.9%
• Active inventory: 24
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $794

Break-even live

Break-even rent $1,123

Max offer price $139,900

Occupancy floor 58%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-16
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-06
   listed $139,900 Active
4. 2024-04-29
   soldstatus $142,000 Closed 791-char remark

   Show marketing remark (791 chars)

   Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

5. 2024-04-19
   status Pending 791-char remark

   Show marketing remark (791 chars)

   Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

6. 2024-03-21
   historical Active Under Contract 791-char remark

   Show marketing remark (791 chars)

   Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

7. 2024-03-07
   price $143,500 791-char remark

   Show marketing remark (791 chars)

   Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

8. 2024-02-21
   status Active 791-char remark

   Show marketing remark (791 chars)

   Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

9. 2024-01-02
   historical 791-char remark

   Show marketing remark (791 chars)

   Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

10. 2023-12-21
    historical $145,000 791-char remark

    Show marketing remark (791 chars)

    Chic 2 Bed, 2 Bath Haven - Almost New Construction with Modern Upgrades! Discover modern living in this nearly new construction boasting 2 bedrooms and 2 full baths. This stylish home is thoughtfully designed with upgraded features, providing both comfort and sophistication. Built in 2021, this home showcases contemporary architecture. Hard-wired Ring doorbell with spotlights and camera for enhanced safety. A shed equipped with electricity and lighting, perfect for a workshop or additional storage. Additional whole wall custom cabinets, soft-close drawers, and a kitchen island for a chef's dream space. Storm door installed in 2023 with e- glass, adding both aesthetic appeal and energy efficiency. 400 bulbs already planted, waiting for spring!! It sounds like a great place to live.

11. 2017-06-22
    soldstatus $20,000 224-char remark

    Show marketing remark (224 chars)

    move in right in must have a credit score of at lease 650 newer gas heat newer hot water heater spacious eat in kitchen great location quiet area of the park. washer dryer ref included property has a deck easy to see pets ok

12. 2017-05-11
    listed $19,999 224-char remark

    Show marketing remark (224 chars)

    move in right in must have a credit score of at lease 650 newer gas heat newer hot water heater spacious eat in kitchen great location quiet area of the park. washer dryer ref included property has a deck easy to see pets ok

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$534/yr (+$45/mo · 46.8%)

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

Taxation est. · year 1

• Rental income: $25,540
• − Mortgage interest: −$7,837
• − Property taxes: −$1,142
• − Insurance: −$700
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$4,070
• Taxable income: $7,706
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $7,682/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 · 13 photos

Good 80/100 Cosmetic rehab

This nearly new home in Green Lane, built in 2021, offers modern upgrades and a good condition. It's move-in ready with a good curb appeal and interior condition.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale trim around windows — improves home's appearance
• Both install new flooring — improves comfort and value
• Both paint interior walls — enhances home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale trim around windows — improves home's appearance ↑
• Both install new flooring — improves comfort and value ↑
• Both paint interior walls — enhances home's appearance and value ↑

ⓘ 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

+599.5% since first listed

12 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-04-21 Contingent — BRIGHT MLS
• 2026-04-06 Listed $139,900 BRIGHT MLS
• 2024-04-29 Sold (MLS) $142,000 BRIGHT MLS
• 2024-04-19 Pending — BRIGHT MLS
• 2024-03-21 Contingent — BRIGHT MLS
• 2024-03-07 Price Changed $143,500 BRIGHT MLS
• 2024-02-21 Relisted — BRIGHT MLS
• 2024-01-02 Listing Removed — BRIGHT MLS
• 2023-12-21 Coming Soon $145,000 BRIGHT MLS
• 2017-06-22 Sold (MLS) $20,000 BRIGHT MLS
• 2017-05-11 Listed $19,999 BRIGHT MLS

Property tax history

+4.7%/yr

Latest (2026): $1,142 · +2.4% YoY. Source: county tax records.