910 Lakeview Dr · Marlborough, PA 18054

$65,000

2 bd · 2.0 ba · 936 sqft · Manufactured public records · 85 Days on market

Built 1986 $69/sqft · 15% below area Est $76k · 15% under

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Why this score? — see what drove the A- 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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price Adjustment! Come take a look! Welcome to easy living in Green Hill Park community! This well-maintained 1986 Burlington mobile home is perfectly situated on a premier lot that truly sets it apart. Enjoy the rare privacy of backing directly to Green Lane Reservoir property, with a peaceful wooded area just 25 feet away—offering a serene, nature-filled backdrop right in your own backyard. Inside, you’ll find a comfortable and functional layout featuring 2 bedrooms and a spacious full bathroom with a double sink vanity—providing both convenience and extra storage. Whether you’re looking to downsize, invest, or enjoy low-maintenance living, this home offers the perfect blend of tranquility and affordability. You will also appreciate the large covered deck entrance as well as the rear deck overlooking the woods, a kitchen with 4 brand new windows, new carpeting, new flooring and a nice 13' x 15' living room that opens into the kitchen! Relax, unwind, and take in the beauty of your surroundings! Monthly land rent is $941@month, includes trash. Community sewer is $60@month. Community water is $15@month first 2,000 gallons. Taxes are only $725.00/Year! * * Quick Math: If you add all your expenses listed, plus your taxes, You are only paying $1,076.42/Month! Where can you find a 2 bedroom place that you can call home for that?? Let's chat and make this yours!

Key facts

• 2 parking spots
• Built 1986
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• 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 $4k of equity ($449 loan paydown + $3k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $30k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $65k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.13% ✓
• Cap rate: 28.07%
• Cash-on-cash: 77.77%
• DSCR: 4.46
• GRM: 2.7

CMA / ARV

• ARV (median comp): $76,353
• List price: $65,000
• Delta: -14.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 84.1%
• Equity multiple: 6.01×
• Total profit: $91,220
• Equity at exit: $38,005

10-year hold

• IRR: 82.0%
• Equity multiple: 12.56×
• Total profit: $210,363
• Equity at exit: $66,580

Cash invested: $18,200 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $1,179

Break-even live

Break-even rent $543

Max offer price $65,000

Occupancy floor 37%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $65,000 Active 85 DOM
2. 2026-06-17
   days on market $65,000 Active 84 DOM
3. 2026-06-16
   days on market $65,000 Active 83 DOM
4. 2026-06-15
   days on market $65,000 Active 82 DOM
5. 2026-06-14
   days on market $65,000 Active 80 DOM
6. 2026-06-13
   days on market $65,000 Active 79 DOM
7. 2026-06-10
   pricedays on market $65,000 Active 77 DOM
8. 2026-06-09
   days on market $74,900 Active 76 DOM
9. 2026-06-08
   days on market $74,900 Active 75 DOM
10. 2026-06-07
    days on market $74,900 Active 74 DOM
11. 2026-06-05
    days on market $74,900 Active 71 DOM
12. 2026-06-03
    days on market $74,900 Active 70 DOM
13. 2026-06-02
    days on market $74,900 Active 69 DOM
14. 2026-06-01
    days on market $74,900 Active 68 DOM
15. 2026-05-31
    days on market $74,900 Active 67 DOM
16. 2026-05-31
    days on market $74,900 Active 66 DOM
17. 2026-04-22
    price $74,900 1408-char remark

    Show marketing remark (1408 chars)

    Price Adjustment! Come take a look! Welcome to easy living in Green Hill Park community! This well-maintained 1986 Burlington mobile home is perfectly situated on a premier lot that truly sets it apart. Enjoy the rare privacy of backing directly to Green Lane Reservoir property, with a peaceful wooded area just 25 feet away—offering a serene, nature-filled backdrop right in your own backyard. Inside, you’ll find a comfortable and functional layout featuring 2 bedrooms and a spacious full bathroom with a double sink vanity—providing both convenience and extra storage. Whether you’re looking to downsize, invest, or enjoy low-maintenance living, this home offers the perfect blend of tranquility and affordability. You will also appreciate the large covered deck entrance as well as the rear deck overlooking the woods, a kitchen with 4 brand new windows, new carpeting, new flooring and a nice 13' x 15' living room that opens into the kitchen! Relax, unwind, and take in the beauty of your surroundings! Monthly land rent is $941@month, includes trash. Community sewer is $60@month. Community water is $15@month first 2,000 gallons. Taxes are only $725.00/Year! * * Quick Math: If you add all your expenses listed, plus your taxes, You are only paying $1,076.42/Month! Where can you find a 2 bedroom place that you can call home for that?? Let's chat and make this yours!

18. 2026-04-12
    price $85,000 1408-char remark

    Show marketing remark (1408 chars)

    Price Adjustment! Come take a look! Welcome to easy living in Green Hill Park community! This well-maintained 1986 Burlington mobile home is perfectly situated on a premier lot that truly sets it apart. Enjoy the rare privacy of backing directly to Green Lane Reservoir property, with a peaceful wooded area just 25 feet away—offering a serene, nature-filled backdrop right in your own backyard. Inside, you’ll find a comfortable and functional layout featuring 2 bedrooms and a spacious full bathroom with a double sink vanity—providing both convenience and extra storage. Whether you’re looking to downsize, invest, or enjoy low-maintenance living, this home offers the perfect blend of tranquility and affordability. You will also appreciate the large covered deck entrance as well as the rear deck overlooking the woods, a kitchen with 4 brand new windows, new carpeting, new flooring and a nice 13' x 15' living room that opens into the kitchen! Relax, unwind, and take in the beauty of your surroundings! Monthly land rent is $941@month, includes trash. Community sewer is $60@month. Community water is $15@month first 2,000 gallons. Taxes are only $725.00/Year! * * Quick Math: If you add all your expenses listed, plus your taxes, You are only paying $1,076.42/Month! Where can you find a 2 bedroom place that you can call home for that?? Let's chat and make this yours!

19. 2026-03-26
    listed $95,000 Active 1408-char remark

    Show marketing remark (1408 chars)

    Price Adjustment! Come take a look! Welcome to easy living in Green Hill Park community! This well-maintained 1986 Burlington mobile home is perfectly situated on a premier lot that truly sets it apart. Enjoy the rare privacy of backing directly to Green Lane Reservoir property, with a peaceful wooded area just 25 feet away—offering a serene, nature-filled backdrop right in your own backyard. Inside, you’ll find a comfortable and functional layout featuring 2 bedrooms and a spacious full bathroom with a double sink vanity—providing both convenience and extra storage. Whether you’re looking to downsize, invest, or enjoy low-maintenance living, this home offers the perfect blend of tranquility and affordability. You will also appreciate the large covered deck entrance as well as the rear deck overlooking the woods, a kitchen with 4 brand new windows, new carpeting, new flooring and a nice 13' x 15' living room that opens into the kitchen! Relax, unwind, and take in the beauty of your surroundings! Monthly land rent is $941@month, includes trash. Community sewer is $60@month. Community water is $15@month first 2,000 gallons. Taxes are only $725.00/Year! * * Quick Math: If you add all your expenses listed, plus your taxes, You are only paying $1,076.42/Month! Where can you find a 2 bedroom place that you can call home for that?? Let's chat and make this yours!

20. 2026-03-20
    historical $95,000 1408-char remark

    Show marketing remark (1408 chars)

    Price Adjustment! Come take a look! Welcome to easy living in Green Hill Park community! This well-maintained 1986 Burlington mobile home is perfectly situated on a premier lot that truly sets it apart. Enjoy the rare privacy of backing directly to Green Lane Reservoir property, with a peaceful wooded area just 25 feet away—offering a serene, nature-filled backdrop right in your own backyard. Inside, you’ll find a comfortable and functional layout featuring 2 bedrooms and a spacious full bathroom with a double sink vanity—providing both convenience and extra storage. Whether you’re looking to downsize, invest, or enjoy low-maintenance living, this home offers the perfect blend of tranquility and affordability. You will also appreciate the large covered deck entrance as well as the rear deck overlooking the woods, a kitchen with 4 brand new windows, new carpeting, new flooring and a nice 13' x 15' living room that opens into the kitchen! Relax, unwind, and take in the beauty of your surroundings! Monthly land rent is $941@month, includes trash. Community sewer is $60@month. Community water is $15@month first 2,000 gallons. Taxes are only $725.00/Year! * * Quick Math: If you add all your expenses listed, plus your taxes, You are only paying $1,076.42/Month! Where can you find a 2 bedroom place that you can call home for that?? Let's chat and make this yours!

21. 2022-03-24
    soldstatus $35,000 Closed 942-char remark

    Show marketing remark (942 chars)

    Here is a 1986 Burlington mobile home in desirable Green Hill Mobile Home Park. This home is especially unique in that it adjoins the Green Lane Reservoir property. Step out your back door and you are 25' from many wooded acres which adjoin the Perkiomen Trail. The home enjoyed a makeover in 2007 which replaced the siding with new vinyl, new shutters, and the roof with 30 year guarantee architectural shingles. The heating & air conditioning system was serviced and overhauled in 2021. You'll also appreciate the large covered deck entrance as well as the the rear deck overlooking the woods. Inside the home you'll find a kitchen/dining room with a wall of windows on the right side and a 13' x 15' living room. Down the hall you'll find two bedrooms and bath with a soaking tub, stall shower, and laundry area. Green Hill Mobile Home Park is located just north of the Marlborough elementary school and Nature Center on route 29.

22. 2022-02-10
    status Pending 942-char remark

    Show marketing remark (942 chars)

    Here is a 1986 Burlington mobile home in desirable Green Hill Mobile Home Park. This home is especially unique in that it adjoins the Green Lane Reservoir property. Step out your back door and you are 25' from many wooded acres which adjoin the Perkiomen Trail. The home enjoyed a makeover in 2007 which replaced the siding with new vinyl, new shutters, and the roof with 30 year guarantee architectural shingles. The heating & air conditioning system was serviced and overhauled in 2021. You'll also appreciate the large covered deck entrance as well as the the rear deck overlooking the woods. Inside the home you'll find a kitchen/dining room with a wall of windows on the right side and a 13' x 15' living room. Down the hall you'll find two bedrooms and bath with a soaking tub, stall shower, and laundry area. Green Hill Mobile Home Park is located just north of the Marlborough elementary school and Nature Center on route 29.

23. 2022-02-01
    listed $35,000 Active 942-char remark

    Show marketing remark (942 chars)

    Here is a 1986 Burlington mobile home in desirable Green Hill Mobile Home Park. This home is especially unique in that it adjoins the Green Lane Reservoir property. Step out your back door and you are 25' from many wooded acres which adjoin the Perkiomen Trail. The home enjoyed a makeover in 2007 which replaced the siding with new vinyl, new shutters, and the roof with 30 year guarantee architectural shingles. The heating & air conditioning system was serviced and overhauled in 2021. You'll also appreciate the large covered deck entrance as well as the the rear deck overlooking the woods. Inside the home you'll find a kitchen/dining room with a wall of windows on the right side and a 13' x 15' living room. Down the hall you'll find two bedrooms and bath with a soaking tub, stall shower, and laundry area. Green Hill Mobile Home Park is located just north of the Marlborough elementary school and Nature Center on route 29.

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$147/yr (+$12/mo · 20.1%)

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

Taxation est. · year 1

• Rental income: $24,432
• − Mortgage interest: −$3,641
• − Property taxes: −$733
• − Insurance: −$325
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$1,891
• Taxable income: $13,933
• Est. tax owed @ 24.0%: −$3,344
• After-tax cash flow: $10,809/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: 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 — Marlborough

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+114.0% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $74,900 BRIGHT MLS
• 2026-04-12 Price Changed $85,000 BRIGHT MLS
• 2026-03-26 Listed $95,000 BRIGHT MLS
• 2026-03-20 Coming Soon $95,000 BRIGHT MLS
• 2022-03-24 Sold (MLS) $35,000 BRIGHT MLS
• 2022-02-10 Pending — BRIGHT MLS
• 2022-02-01 Listed $35,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $733 · +2.4% YoY. Source: county tax records.