106 Pasture Ln · Brittany Farms-The Highlands, PA 18914

$249,950

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 11 Days on market

Built 1995

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Schools +5.8/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom 2 full bath home located in the 55+ community of Little Farm Estates. Located in New Britain Township, 106 Pasture Lane is ideally located in the neighborhood and it features many upgrades. There is an Eat in Kitchen with gas cooking, plenty of cabinetry & counter space. The Primary bedroom has a large walk in closet and a full bath with stall shower. There is also a 3 season room with doors opening up to the front patio, it also features a ramp for easy access. Other features of this home; Gas forced hot air heat with central air. Large attached shed area is great for storage or a workshop, it is located off the utility room and 3 season room. Many rooms have vaulted ceiling, ceiling fans and more! Close to shopping and restaurants. Buyer to be approved by park manager. Pets accepted with some restrictions.

Key facts

• 2 parking spots
• Built 1995
• Listed 11 days

Property features AI

Finance

• Financial info: Ground rent $570 monthly
• HOA & community: Association fees include water, sewer and trash

Exterior

• Parking: Driveway parking; Two driveway spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Manufactured home; Marlette model; Listed in a senior community (55+); Excellent condition
• Construction: Vinyl siding; Shingle roof; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Property manager present; Ground rent payable monthly

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/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 $249k (0.5% below list).
• Recommended offer: $249k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 2.8% in Brittany Farms-The Highlands — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Central Bucks SD (suburban): math 55% / reading 71% proficiency, ranked #37 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 131 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 663 units permitted in Bucks County in 2024 (106 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.
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $248,698 (0.5% 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: 0.99% ✗
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-12,388
• Equity at exit: $37,268

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $25,168
• Equity at exit: $21,611

Cash invested: $69,986 (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 18914

• Active inventory: 131
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $443

Break-even live

Break-even rent $1,926

Max offer price $249,950

Occupancy floor 77%

Sensitivity live

Price	-10% $584	-5% $514	+0% $443	+5% $372	+10% $301
Rent	-10% $246	-5% $345	+0% $443	+5% $541	+10% $639
Rate	-1.0pp $569	-0.5pp $506	base $443	+0.5pp $378	+1.0pp $312

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Manor Dr Chalfont, PA	1.0	1.0	902	$2,082	$2.31	0d	8	0.15mi
108 Pipers Pl Chalfont, PA	3.0	2.5	1540	$2,800	$1.82	6d	1	0.48mi
4106 Grey Friars Ter Chalfont, PA	1.0–2.0	1.0–1.5	1075	$1,875	$1.74	25d	1	0.66mi
409 W Butler Ave Chalfont, PA	2.0	2.0	1297	$2,600	$2.00	0d	1	0.71mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	21d	1	1.23mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	45d	1	1.25mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	12d	1	1.34mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	3d	1	1.35mi

Listing history 8 events

1. 2026-05-08
   historical Active Under Contract 1338-char remark
2. 2026-04-27
   listed $249,950 Active 1338-char remark
3. 2023-04-19
   soldstatus $200,000 Closed 844-char remark

   Show marketing remark (844 chars)

   Charming 2 bedroom 2 full bath home located in the 55+ community of Little Farm Estates. Located in New Britain Township, 106 Pasture Lane is ideally located in the neighborhood and it features many upgrades. There is an Eat in Kitchen with gas cooking, plenty of cabinetry & counter space. The Primary bedroom has a large walk in closet and a full bath with stall shower. There is also a 3 season room with doors opening up to the front patio, it also features a ramp for easy access. Other features of this home; Gas forced hot air heat with central air. Large attached shed area is great for storage or a workshop, it is located off the utility room and 3 season room. Many rooms have vaulted ceiling, ceiling fans and more! Close to shopping and restaurants. Buyer to be approved by park manager. Pets accepted with some restrictions.

4. 2023-03-17
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Charming 2 bedroom 2 full bath home located in the 55+ community of Little Farm Estates. Located in New Britain Township, 106 Pasture Lane is ideally located in the neighborhood and it features many upgrades. There is an Eat in Kitchen with gas cooking, plenty of cabinetry & counter space. The Primary bedroom has a large walk in closet and a full bath with stall shower. There is also a 3 season room with doors opening up to the front patio, it also features a ramp for easy access. Other features of this home; Gas forced hot air heat with central air. Large attached shed area is great for storage or a workshop, it is located off the utility room and 3 season room. Many rooms have vaulted ceiling, ceiling fans and more! Close to shopping and restaurants. Buyer to be approved by park manager. Pets accepted with some restrictions.

5. 2023-02-25
   historical Active Under Contract 844-char remark

   Show marketing remark (844 chars)

   Charming 2 bedroom 2 full bath home located in the 55+ community of Little Farm Estates. Located in New Britain Township, 106 Pasture Lane is ideally located in the neighborhood and it features many upgrades. There is an Eat in Kitchen with gas cooking, plenty of cabinetry & counter space. The Primary bedroom has a large walk in closet and a full bath with stall shower. There is also a 3 season room with doors opening up to the front patio, it also features a ramp for easy access. Other features of this home; Gas forced hot air heat with central air. Large attached shed area is great for storage or a workshop, it is located off the utility room and 3 season room. Many rooms have vaulted ceiling, ceiling fans and more! Close to shopping and restaurants. Buyer to be approved by park manager. Pets accepted with some restrictions.

6. 2022-11-16
   listed $199,900 Active 844-char remark

   Show marketing remark (844 chars)

   Charming 2 bedroom 2 full bath home located in the 55+ community of Little Farm Estates. Located in New Britain Township, 106 Pasture Lane is ideally located in the neighborhood and it features many upgrades. There is an Eat in Kitchen with gas cooking, plenty of cabinetry & counter space. The Primary bedroom has a large walk in closet and a full bath with stall shower. There is also a 3 season room with doors opening up to the front patio, it also features a ramp for easy access. Other features of this home; Gas forced hot air heat with central air. Large attached shed area is great for storage or a workshop, it is located off the utility room and 3 season room. Many rooms have vaulted ceiling, ceiling fans and more! Close to shopping and restaurants. Buyer to be approved by park manager. Pets accepted with some restrictions.

7. 2015-07-08
   historical
8. 2014-09-19
   listed $128,900

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $2,617 · $218/mo
• Expected delta: +$1,333/yr (+$111/mo · 103.8%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,844
• − Mortgage interest: −$14,001
• − Property taxes: −$1,284
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$7,271
• Taxable income: $1,263
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $5,011/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: Central Bucks SD
• NCES district ID: 4205310
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 71% ▼ -12.00%
• Median HH income: $97,513
• Composite: 58.05/100
• National rank: #1032
• State rank: #37 of 539 in PA

Livability — Brittany Farms-The Highlands

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

Census & demographics

• Census place: Brittany Farms-The Highlands, PA
• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,598
• Household income: $148,824
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 325.0

Population outlook (Bucks County) Hauer SSP2

• Today (2025): 630,973 people
• By 2030: 627,093 · -0.6%
• By 2040: 609,680 · -3.4%
• By 2050: 584,225 · -7.4%
• By 2075: 539,840 · -14.4%
• By 2100: 483,970 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 6% Black 4% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Korean 1%

Political lean MEDSL · Bucks

• 2024 margin: Toss-up / Even · D 49.5% · R 49.5%
• 2008→2024 swing: -8.7pp toward R · 2008: 8.7pp · 2024: -0.1pp
• All cycles: 2024: R+0.1 2020: D+4.4 2016: D+0.6 2012: D+1.2 2008: D+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -373.34%
• Current HPI: 286.574
• Rent YoY: —
• 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

+85.4% since first listed

10 events — show timeline

• 2026-06-17 Sold (MLS) $239,000 BRIGHT MLS
• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-08 Contingent — BRIGHT MLS
• 2026-04-27 Listed $249,950 BRIGHT MLS
• 2023-04-19 Sold (MLS) $200,000 BRIGHT MLS
• 2023-03-17 Pending — BRIGHT MLS
• 2023-02-25 Contingent — BRIGHT MLS
• 2022-11-16 Listed $199,900 BRIGHT MLS
• 2015-07-08 Listing Removed — BRIGHT MLS
• 2014-09-19 Listed $128,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $1,284 · +5.7% YoY. Source: county tax records.