66 Random Rd · Stowe, PA 19518

$219,000

2 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 158 Days on market

Built 2007 $174/sqft · 15% below area Est $259k · 15% under

---

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 +15.8/30.0
• ARV discount +14.4/15.0
• DSCR +4.9/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• 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

Charming Rancher in Desirable 55+ Community! ; ; Welcome home to this well-maintained 2-bedroom, 2-bath rancher offering comfortable, one-floor living in a sought-after 55+ community. This inviting home features an open layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage ; ; and relax on your covered porch ☕; ;—the perfect spot for morning coffee or evening unwinding. The spacious primary suite includes a private bath and generous closet space, while the second bedroom is ideal for guests, a home office, or hobby room. Located close to shopping, dining, medical facilities, and major roadways, everything you need is just minutes away! As a Community Owner We Provide/What is Included in Lot Rent: Mowing/Blowing/Trimming (Weed Whacking) of every home Snow Plowing from all roads and public sidewalks Trash Removal on a weekly basis Amenities: Clubhouse, Pool, Gym, Game Room and Library Come look at this fantastic property today and make it your forever home!

Key facts

• Garage
• Community pool
• Built 2007

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (11.0% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Boyertown Area Shs (math 73% / reading 50%, grade B-, #74 of 437 statewide, top 17%, 2,158 students, 25% FRL).
• Zoned-school proficiency averages 61% at this address vs 48% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Boyertown Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 59 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

• It's been on market 158 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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. 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: 0.89% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $258,577
• List price: $219,000
• Delta: -15.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-29,149
• Equity at exit: $32,654

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-17,264
• Equity at exit: $18,935

Cash invested: $61,320 (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: 59
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $100

Break-even live

Break-even rent $1,824

Max offer price $219,000

Occupancy floor 90%

Sensitivity live

Price	-10% $224	-5% $162	+0% $100	+5% $38	+10% $-24
Rent	-10% $-54	-5% $23	+0% $100	+5% $177	+10% $254
Rate	-1.0pp $210	-0.5pp $155	base $100	+0.5pp $43	+1.0pp $-15

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: $54,750
• Closing costs: $6,570
• 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	46d	1	0.79mi

Listing history 30 events

1. 2026-06-21
   days on market $219,000 Active 158 DOM
2. 2026-06-18
   days on market $219,000 Active 155 DOM
3. 2026-06-17
   days on market $219,000 Active 154 DOM
4. 2026-06-16
   days on market $219,000 Active 153 DOM
5. 2026-06-15
   days on market $219,000 Active 152 DOM
6. 2026-06-13
   days on market $219,000 Active 150 DOM
7. 2026-06-13
   days on market $219,000 Active 149 DOM
8. 2026-06-10
   price $219,000 Active 146 DOM
9. 2026-06-09
   days on market $225,000 Active 146 DOM
10. 2026-06-08
    days on market $225,000 Active 145 DOM
11. 2026-06-07
    days on market $225,000 Active 144 DOM
12. 2026-06-04
    days on market $225,000 Active 141 DOM
13. 2026-06-03
    days on market $225,000 Active 140 DOM
14. 2026-06-02
    pricestatus $225,000 Active 139 DOM
15. 2026-05-08
    status Pending 1020-char remark

    Show marketing remark (1020 chars)

    Charming Rancher in Desirable 55+ Community! ; ; Welcome home to this well-maintained 2-bedroom, 2-bath rancher offering comfortable, one-floor living in a sought-after 55+ community. This inviting home features an open layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage ; ; and relax on your covered porch ☕; ;—the perfect spot for morning coffee or evening unwinding. The spacious primary suite includes a private bath and generous closet space, while the second bedroom is ideal for guests, a home office, or hobby room. Located close to shopping, dining, medical facilities, and major roadways, everything you need is just minutes away! As a Community Owner We Provide/What is Included in Lot Rent: Mowing/Blowing/Trimming (Weed Whacking) of every home Snow Plowing from all roads and public sidewalks Trash Removal on a weekly basis Amenities: Clubhouse, Pool, Gym, Game Room and Library Come look at this fantastic property today and make it your forever home!

16. 2026-04-28
    price $230,000 1020-char remark

    Show marketing remark (1020 chars)

    Charming Rancher in Desirable 55+ Community! ; ; Welcome home to this well-maintained 2-bedroom, 2-bath rancher offering comfortable, one-floor living in a sought-after 55+ community. This inviting home features an open layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage ; ; and relax on your covered porch ☕; ;—the perfect spot for morning coffee or evening unwinding. The spacious primary suite includes a private bath and generous closet space, while the second bedroom is ideal for guests, a home office, or hobby room. Located close to shopping, dining, medical facilities, and major roadways, everything you need is just minutes away! As a Community Owner We Provide/What is Included in Lot Rent: Mowing/Blowing/Trimming (Weed Whacking) of every home Snow Plowing from all roads and public sidewalks Trash Removal on a weekly basis Amenities: Clubhouse, Pool, Gym, Game Room and Library Come look at this fantastic property today and make it your forever home!

17. 2026-03-30
    price $233,000 1020-char remark

    Show marketing remark (1020 chars)

    Charming Rancher in Desirable 55+ Community! ; ; Welcome home to this well-maintained 2-bedroom, 2-bath rancher offering comfortable, one-floor living in a sought-after 55+ community. This inviting home features an open layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage ; ; and relax on your covered porch ☕; ;—the perfect spot for morning coffee or evening unwinding. The spacious primary suite includes a private bath and generous closet space, while the second bedroom is ideal for guests, a home office, or hobby room. Located close to shopping, dining, medical facilities, and major roadways, everything you need is just minutes away! As a Community Owner We Provide/What is Included in Lot Rent: Mowing/Blowing/Trimming (Weed Whacking) of every home Snow Plowing from all roads and public sidewalks Trash Removal on a weekly basis Amenities: Clubhouse, Pool, Gym, Game Room and Library Come look at this fantastic property today and make it your forever home!

18. 2026-01-21
    price $234,500 1020-char remark

    Show marketing remark (1020 chars)

    Charming Rancher in Desirable 55+ Community! ; ; Welcome home to this well-maintained 2-bedroom, 2-bath rancher offering comfortable, one-floor living in a sought-after 55+ community. This inviting home features an open layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage ; ; and relax on your covered porch ☕; ;—the perfect spot for morning coffee or evening unwinding. The spacious primary suite includes a private bath and generous closet space, while the second bedroom is ideal for guests, a home office, or hobby room. Located close to shopping, dining, medical facilities, and major roadways, everything you need is just minutes away! As a Community Owner We Provide/What is Included in Lot Rent: Mowing/Blowing/Trimming (Weed Whacking) of every home Snow Plowing from all roads and public sidewalks Trash Removal on a weekly basis Amenities: Clubhouse, Pool, Gym, Game Room and Library Come look at this fantastic property today and make it your forever home!

19. 2025-12-19
    listed $235,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    Charming Rancher in Desirable 55+ Community! ; ; Welcome home to this well-maintained 2-bedroom, 2-bath rancher offering comfortable, one-floor living in a sought-after 55+ community. This inviting home features an open layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage ; ; and relax on your covered porch ☕; ;—the perfect spot for morning coffee or evening unwinding. The spacious primary suite includes a private bath and generous closet space, while the second bedroom is ideal for guests, a home office, or hobby room. Located close to shopping, dining, medical facilities, and major roadways, everything you need is just minutes away! As a Community Owner We Provide/What is Included in Lot Rent: Mowing/Blowing/Trimming (Weed Whacking) of every home Snow Plowing from all roads and public sidewalks Trash Removal on a weekly basis Amenities: Clubhouse, Pool, Gym, Game Room and Library Come look at this fantastic property today and make it your forever home!

20. 2025-12-16
    historical $235,000 1020-char remark

    Show marketing remark (1020 chars)

    Charming Rancher in Desirable 55+ Community! ; ; Welcome home to this well-maintained 2-bedroom, 2-bath rancher offering comfortable, one-floor living in a sought-after 55+ community. This inviting home features an open layout perfect for everyday living and entertaining. Enjoy the convenience of an attached garage ; ; and relax on your covered porch ☕; ;—the perfect spot for morning coffee or evening unwinding. The spacious primary suite includes a private bath and generous closet space, while the second bedroom is ideal for guests, a home office, or hobby room. Located close to shopping, dining, medical facilities, and major roadways, everything you need is just minutes away! As a Community Owner We Provide/What is Included in Lot Rent: Mowing/Blowing/Trimming (Weed Whacking) of every home Snow Plowing from all roads and public sidewalks Trash Removal on a weekly basis Amenities: Clubhouse, Pool, Gym, Game Room and Library Come look at this fantastic property today and make it your forever home!

21. 2021-10-05
    soldstatus $190,000 Closed 363-char remark

    Show marketing remark (363 chars)

    Adult 55+ Community, Perimeter lot with 26 x 8 Front Porch with great view, extra long driveway for multiple cars. Slider from Dining Room to front porch. open floor plan, extra large utility room, Master suite with walk in closet and master bath with walk in shower, Club house with Gym, library, game room, Kitchen heated outdoor pool, . this home will not last

22. 2021-08-21
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Adult 55+ Community, Perimeter lot with 26 x 8 Front Porch with great view, extra long driveway for multiple cars. Slider from Dining Room to front porch. open floor plan, extra large utility room, Master suite with walk in closet and master bath with walk in shower, Club house with Gym, library, game room, Kitchen heated outdoor pool, . this home will not last

23. 2021-08-15
    listed $175,000 Active 363-char remark

    Show marketing remark (363 chars)

    Adult 55+ Community, Perimeter lot with 26 x 8 Front Porch with great view, extra long driveway for multiple cars. Slider from Dining Room to front porch. open floor plan, extra large utility room, Master suite with walk in closet and master bath with walk in shower, Club house with Gym, library, game room, Kitchen heated outdoor pool, . this home will not last

24. 2019-10-04
    soldstatus $140,000 Closed
25. 2019-08-28
    status Pending
26. 2019-08-15
    listed $140,000 Active
27. 2019-08-12
    historical
28. 2019-07-19
    listed $142,000 Active
29. 2008-08-28
    historical
30. 2007-03-28
    listed $135,900

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $2,936 · $245/mo
• Expected delta: +$524/yr (+$44/mo · 21.7%)

ⓘ 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: −$12,267
• − Property taxes: −$2,412
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,371
• Taxable loss: −$2,490
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,795/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

+69.2% since first listed

16 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-28 Price Changed $230,000 BRIGHT MLS
• 2026-03-30 Price Changed $233,000 BRIGHT MLS
• 2026-01-21 Price Changed $234,500 BRIGHT MLS
• 2025-12-19 Listed $235,000 BRIGHT MLS
• 2025-12-16 Coming Soon $235,000 BRIGHT MLS
• 2021-10-05 Sold (MLS) $190,000 BRIGHT MLS
• 2021-08-21 Pending — BRIGHT MLS
• 2021-08-15 Listed $175,000 BRIGHT MLS
• 2019-10-04 Sold (MLS) $140,000 BRIGHT MLS
• 2019-08-28 Pending — BRIGHT MLS
• 2019-08-15 Listed $140,000 BRIGHT MLS
• 2019-08-12 Listing Removed — BRIGHT MLS
• 2019-07-19 Listed $142,000 BRIGHT MLS
• 2008-08-28 Listing Removed — BRIGHT MLS
• 2007-03-28 Listed $135,900 BRIGHT MLS

Property tax history

-0.6%/yr

Latest (2026): $2,412 · +1.4% YoY. Source: county tax records.