120 Bordic Rd · Lorane, PA 19606

$49,900

2 bd · 1.5 ba · 840 sqft · Manufactured public records · 10 Days on market

Built 2001 Est $62k · 20% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• 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

This is a really nice single-wide unit in excellent condition. The bedrooms are larger than most bedrooms in other units in this area. All appliances stay, and there's a covered patio. The shed is well constructed, quite large, and is in very good condition. Great place for really easy living in a tidy and convenient park community. $290 per month lot rent. Dogs not allowed, but cats are permitted. This unit has 6" walls and a roof shingled with "house" shingles. Is a 2000 Redman (manufactured by Tammac Corp. )

Key facts

• Spacious living area
• Covered patio area
• 6 parking spots

Tags

• COVERED PATIO AREA
• SPACIOUS LIVING AREA
• WELL CONSTRUCTED SHED

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Pets allowed with restrictions (breed, size/weight, case-by-case; pet addendum/deposit may apply); Building not winterized; Above-grade finished area reported by assessor
• Financial info: Ground rent exists; $470 monthly (ground rent payment); Ownership interest listed as ground rent

Exterior

• Parking: Six total garage/parking spaces; Driveway with three spaces; Three off-street spaces; On-street parking available; Crushed stone parking; Private parking
• Utilities: 100 Amp electric service; Electric available; Natural gas available; Cable TV available; Public sewer; Community water
• Home design: Manufactured single-wide home; Entry on level 1; Main entrance faces east; Very good condition
• Construction: Frame construction with vinyl siding; Shingle roof; Slab foundation; Year built per assessor
• Exterior features: Patio(s); Porch(es); Breezeway; Street lights; Shed; Private road responsibility; Concrete road surface

Interior

• Kitchen: Built-in range
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (electric); Electric cooling (other type); Electric hot water
• Interior features: Tub with shower; Breakfast area; Family room off the kitchen; Traditional floor plan; Eat-in kitchen
• Laundry & utility: Washer and dryer in unit (main floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 29.9% vs local median 4.0% in Lorane — 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 75/100 on livability (#428 in PA, #3,912 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Exeter Township SD (suburban): math 41% / reading 60% proficiency, ranked #141 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lorane El Sch (math 32% / reading 62%, grade D-, #737 of 1,518 statewide, top 52%, 451 students, 36% FRL); Reiffton Sch (math 37% / reading 66%, grade C, #109 of 512 statewide, top 22%, 612 students, 39% FRL); Exeter Twp Shs (math 74% / reading 24%, grade D, #149 of 437 statewide, top 34%, 1,286 students, 30% FRL).
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 15y 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 $16k; list at $50k implies a 212% gain — meaningful room to come down on a strong offer.

Recommended offer $49,900

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.42% ✓
• Cap rate: 29.88%
• Cash-on-cash: 84.25%
• DSCR: 4.75
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $62,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Bordic Rd	0.06mi	2/1.5	720 (-14%)	9mo	$53,500	$74	66
13 Keystone Rd	0.29mi	2/1.0	720 (-14%)	14mo	$45,000	$63	49

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: 84.7%
• Equity multiple: 4.90×
• Total profit: $54,433
• Equity at exit: $7,440

10-year hold

• IRR: 87.9%
• Equity multiple: 10.16×
• Total profit: $128,011
• Equity at exit: $4,314

Cash invested: $13,972 (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 19606

• Active inventory: 166
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $981

Break-even live

Break-even rent $464

Max offer price $49,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,009	-5% $995	+0% $981	+5% $967	+10% $953
Rent	-10% $846	-5% $914	+0% $981	+5% $1,048	+10% $1,116
Rate	-1.0pp $1,006	-0.5pp $994	base $981	+0.5pp $968	+1.0pp $955

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Buddies Pl Birdsboro, PA	3.0	2.0	1040	$2,400	$2.31	14d	1	1.26mi

Listing history 8 events

1. 2026-06-21
   days on market $49,900 Active 10 DOM
2. 2026-06-18
   days on market $49,900 Active 7 DOM
3. 2026-06-17
   days on market $49,900 Active 6 DOM
4. 2026-06-16
   days on market $49,900 Active 5 DOM
5. 2026-06-15
   days on market $49,900 Active 4 DOM
6. 2026-06-14
   days on market $49,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $49,900 Active 1 DOM

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,469
• − Mortgage interest: −$2,795
• − Property taxes: −$1,009
• − Insurance: −$250
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$1,452
• Taxable income: $11,689
• Est. tax owed @ 24.0%: −$2,805
• After-tax cash flow: $8,967/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: Exeter Township SD
• NCES district ID: 4209480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -11.00%
• Median HH income: $71,744
• Composite: 45.21/100
• National rank: #2669
• State rank: #141 of 539 in PA

Livability — Lorane

• Score: 75/100
• State rank: #428
• US rank: #3912

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment A Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorane, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% 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: ▼ -211.56%
• Current HPI: 283.6138
• Rent YoY: —
• Metro: Reading, PA
• 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

+47.2% since first listed

20 events — show timeline

• 2026-06-12 Listed $49,900 BRIGHT MLS
• 2026-06-11 Coming Soon $49,900 BRIGHT MLS
• 2012-11-07 Sold (MLS) $16,000 TREND
• 2012-11-07 Sold (MLS) $16,000 BRIGHT MLS
• 2012-11-05 Pending — TREND
• 2012-11-02 Relisted — TREND
• 2012-11-02 Listing Removed — BRIGHT MLS
• 2012-11-01 Delisted — TREND
• 2012-08-24 Price Changed $20,900 TREND
• 2012-06-15 Relisted — TREND
• 2012-06-15 Delisted — TREND
• 2012-05-15 Relisted — TREND
• 2012-05-15 Delisted — TREND
• 2012-04-25 Price Changed $25,000 TREND
• 2012-02-24 Listed $27,800 TREND
• 2012-02-24 Listed $20,900 BRIGHT MLS
• 2011-12-10 Listing Removed — BRIGHT MLS
• 2011-12-10 Listing Removed — BRIGHT MLS
• 2011-07-20 Listed $33,900 BRIGHT MLS
• 2011-06-10 Listed $33,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $1,009 · +0.5% YoY. Source: county tax records.