108 Random Rd · Stowe, PA 19518

$229,900

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 9 Days on market

Built 2009 $168/sqft · 14% below area Est $267k · 14% under

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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 +13.8/30.0
• ARV discount +13.8/15.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

Key facts

• Skylights in kitchen
• Sunburst windows
• Insulated doors

Tags

• INSULATED DOORS
• SUNBURST WINDOWS
• ARCHE BEVELED GLASS FRONT DOOR
• SKYLIGHTS IN KITCHEN
• SKYLIGHTS IN LIVING ROOM
• SKYLIGHTS IN PRIMARY BEDROOM

Property features AI

Finance

• Other: Finished above-grade living area reported (assessor); Not in a federal flood zone
• Financial info: Ground rent applies
• HOA & community: Monthly land lease of $799; Community pool (in-ground, heated)

Exterior

• Parking: Attached front-entry garage with inside access (2 garage spaces); Driveway parking for 2 cars; Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home (double wide); Marlette make; Located in a 55+ senior community; Property manager present; Land lease interest
• Construction: Vinyl and aluminum siding; Above-grade areas only (no basement)
• Exterior features: Community in-ground heated pool; Ground rent exists

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the main level; Master bedroom; Bedroom 2; Bedroom 3
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Living room; Dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $20 ($241/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 (15.2% below list).
• Recommended offer: $195k (15.2% 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: 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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 $142k; list at $230k implies a 62% 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 (15.2% 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. 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?
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: 0.85% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $267,228
• List price: $229,900
• Delta: -13.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Random Rd	0.18mi	3/2.0	1,404 (+2%)	6mo	$239,000	$170	82
152 Random Rd	0.20mi	3/2.0	1,387 (+1%)	11mo	$202,000	$146	80
74 Middlemarch Rd	0.15mi	3/2.0	1,442 (+5%)	7mo	$267,000	$185	79
132 Westin Rd	0.17mi	3/2.0	1,501 (+9%)	7mo	$230,000	$153	71
77 Random Rd	0.12mi	3/2.0	1,568 (+14%)	2mo	$279,900	$179	69
20 Daphne Ct	0.16mi	2/2.0 (-1)	1,260 (-8%)	10mo	$235,000	$187	66
18 Random Rd	0.31mi	3/2.0	1,456 (+6%)	13mo	$295,000	$203	65
688 Sylvan Dr	0.52mi	3/2.0	1,410 (+3%)	11mo	$327,500	$232	62
403 Center St	0.67mi	3/1.0	1,400 (+2%)	9mo	$275,000	$196	54
516 Ash St	0.49mi	4/1.5 (+1)	1,254 (-9%)	8mo	$326,000	$260	50
425 Center St	0.55mi	4/2.0 (+1)	1,205 (-12%)	7mo	$280,000	$232	43
3 W Race St	0.69mi	3/1.5	1,552 (+13%)	8mo	$275,000	$177	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-35,989
• Equity at exit: $34,279

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-29,745
• Equity at exit: $19,878

Cash invested: $64,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $20

Break-even live

Break-even rent $1,925

Max offer price $229,900

Occupancy floor 94%

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: $57,475
• Closing costs: $6,897
• 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	43d	1	0.78mi

Listing history 18 events

1. 2026-06-07
   status $229,900 Pending 9 DOM
2. 2026-05-13
   listed $229,900 Active 824-char remark
3. 2018-09-27
   soldstatus $142,000 Closed 546-char remark

   Show marketing remark (546 chars)

   Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

4. 2018-09-27
   soldstatus $142,000 Sold

   Show marketing remark (546 chars)

   Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

5. 2018-08-16
   status Pending 546-char remark

   Show marketing remark (548 chars)

   Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

6. 2018-08-16
   status Under Contract

   Show marketing remark (548 chars)

   Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

7. 2018-08-08
   status Active 546-char remark

   Show marketing remark (548 chars)

   Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

8. 2018-08-08
   status Active

   Show marketing remark (548 chars)

   Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

9. 2018-07-13
   status Pending 546-char remark

   Show marketing remark (548 chars)

   Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

10. 2018-07-13
    status Under Contract

    Show marketing remark (548 chars)

    Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

11. 2018-06-13
    listed $144,900 Active 546-char remark

    Show marketing remark (546 chars)

    Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

12. 2018-06-13
    listed $144,900 Active

    Show marketing remark (546 chars)

    Douglas Village is an active adult 55+ community. Enjoy one floor living in this lovely home with 3 bedrooms, 2.5 baths, 2-car garage and many upgrades including maple cabinets, center kitchen island with Corian counter tops, cherry wood-like flooring, vaulted ceilings, skylights, crown moulding and a stone gas fireplace in the living room. The master bedroom suite has a walkin closet, super bath with jetted shower/tub and double vanity. The community has a beautiful club house with a game room, meeting room, gym and an outdoor heated pool.

13. 2015-01-07
    soldstatus $139,900 Sold
14. 2015-01-07
    soldstatus $139,900
15. 2014-12-08
    status Under Contract
16. 2014-12-08
    historical
17. 2014-10-29
    listed $139,900 Active
18. 2014-10-29
    listed $139,900

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $3,130 · $261/mo
• Expected delta: +$502/yr (+$42/mo · 19.1%)

ⓘ 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: −$12,878
• − Property taxes: −$2,628
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,688
• Taxable loss: −$3,688
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $1,126/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

+64.3% since first listed

19 events — show timeline

• 2026-06-05 Pending — BRIGHT MLS
• 2026-05-22 Contingent — BRIGHT MLS
• 2026-05-13 Listed $229,900 BRIGHT MLS
• 2018-09-27 Sold (MLS) $142,000 BRIGHT MLS
• 2018-09-27 Sold (MLS) $142,000 TREND
• 2018-08-16 Pending — BRIGHT MLS
• 2018-08-16 Pending — TREND
• 2018-08-08 Relisted — BRIGHT MLS
• 2018-08-08 Relisted — TREND
• 2018-07-13 Pending — BRIGHT MLS
• 2018-07-13 Pending — TREND
• 2018-06-13 Listed $144,900 BRIGHT MLS
• 2018-06-13 Listed $144,900 TREND
• 2015-01-07 Sold (MLS) $139,900 BRIGHT MLS
• 2015-01-07 Sold (MLS) $139,900 TREND
• 2014-12-08 Pending — TREND
• 2014-12-08 Listing Removed — BRIGHT MLS
• 2014-10-29 Listed $139,900 TREND
• 2014-10-29 Listed $139,900 BRIGHT MLS

Property tax history

+5.3%/yr

Latest (2026): $2,628 · +1.4% YoY. Source: county tax records.