1285 Nursery Rd Unit CABIN 5 · Milford, PA 18054

$110,000

2 bd · 1.0 ba · 825 sqft · SingleFamily · 64 Days on market

Built 1925 Fair condition $133/sqft · 14% above area Est $97k · 14% over $108/mo HOA · 5% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +1.4/15.0

Listing remarks MLS

If you’re looking for a simple summer place, this is it. A 2-bedroom, 1-bath seasonal cottage in Camp Oaks, tucked into a mature, wooded setting and set up for low-maintenance use during the warmer months. Inside, the layout is simple: a cozy kitchen, a good-sized living room with a propane stove for heat, two bedrooms, and a sunroom lined with windows overlooking Unami Creek. Outside, enjoy access to a shared dock, relax by the water or go kayaking in the creek. Water is shut off by the association from November through April, and full-time living is not permitted. The $1,300 annual fee covers taxes, water, trash, and common ground liability insurance. Schedule your private tour today.

Key facts

• Cozy kitchen
• Shared dock
• 3 parking spots

Tags

• MATURE WOODED SETTING
• COZY KITCHEN
• GOOD SIZED LIVING ROOM
• SHARED DOCK
• KAYAKING IN THE CREEK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.8% in Milford — 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 79/100 on livability (#255 in PA, #2,230 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: cost of living D+, commute F.
• Quakertown Community SD (suburban): math 45% / reading 55% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.3% local appreciation)).
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.81% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.46%
• DSCR: 2.22
• GRM: 4.6

CMA / ARV

• ARV (median comp): $96,859
• List price: $110,000
• Delta: 13.57%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.5%
• Equity multiple: 3.34×
• Total profit: $72,202
• Equity at exit: $64,316

10-year hold

• IRR: 35.4%
• Equity multiple: 6.81×
• Total profit: $178,820
• Equity at exit: $112,674

Cash invested: $30,800 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,991 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$108
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $705

Break-even live

Break-even rent $1,099

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $781	-5% $743	+0% $705	+5% $667	+10% $629
Rent	-10% $548	-5% $626	+0% $705	+5% $783	+10% $862
Rate	-1.0pp $760	-0.5pp $733	base $705	+0.5pp $676	+1.0pp $647

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: watertrash

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 64 DOM
2. 2026-06-17
   days on market $110,000 Active 63 DOM
3. 2026-06-16
   days on market $110,000 Active 62 DOM
4. 2026-06-15
   days on market $110,000 Active 61 DOM
5. 2026-06-13
   days on market $110,000 Active 59 DOM
6. 2026-06-13
   days on market $110,000 Active 58 DOM
7. 2026-06-09
   days on market $110,000 Active 55 DOM
8. 2026-06-08
   days on market $110,000 Active 54 DOM
9. 2026-06-07
   days on market $110,000 Active 53 DOM
10. 2026-06-04
    days on market $110,000 Active 50 DOM
11. 2026-06-03
    days on market $110,000 Active 49 DOM
12. 2026-06-02
    days on market $110,000 Active 48 DOM
13. 2026-06-01
    days on market $110,000 Active 47 DOM
14. 2026-05-31
    days on market $110,000 Active 46 DOM
15. 2026-04-15
    listed $110,000 Active 701-char remark

    Show marketing remark (701 chars)

    If you’re looking for a simple summer place, this is it. A 2-bedroom, 1-bath seasonal cottage in Camp Oaks, tucked into a mature, wooded setting and set up for low-maintenance use during the warmer months. Inside, the layout is simple: a cozy kitchen, a good-sized living room with a propane stove for heat, two bedrooms, and a sunroom lined with windows overlooking Unami Creek. Outside, enjoy access to a shared dock, relax by the water or go kayaking in the creek. Water is shut off by the association from November through April, and full-time living is not permitted. The $1,300 annual fee covers taxes, water, trash, and common ground liability insurance. Schedule your private tour today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $23,894
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − HOA: −$1,296
• − Depreciation: −$3,200
• Taxable income: $7,213
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $6,727/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and maintenance, particularly to the roof and exterior siding. Painting the exterior and trimming the landscaping can significantly improve its curb appeal and resale value.

Repairs flagged

• Major roof — Visible damage and potential leaks.
• Major siding — Peeling and in need of repainting.
• Major landscaping — Overgrown and requires trimming and maintenance.

Value-add opportunities

• Resale painting the exterior siding — Fresh paint can significantly improve the home's curb appeal and resale value.
• Resale trimming and maintaining the landscaping — A well-maintained landscape can enhance the home's curb appeal and resale value.
• Resale replacing some windows — New windows can improve energy efficiency and increase the home's resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Visible damage and potential leaks.	Major	$15,000–50,000
siding · Peeling and in need of repainting.	Major	$15,000–50,000
landscaping · Overgrown and requires trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale painting the exterior siding — Fresh paint can significantly improve the home's curb appeal and resale value. ↑
• Resale trimming and maintaining the landscaping — A well-maintained landscape can enhance the home's curb appeal and resale value. ↑
• Resale replacing some windows — New windows can improve energy efficiency and increase the home's resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Quakertown Community SD
• NCES district ID: 4219890
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $66,186
• Composite: 44.3/100
• National rank: #2833
• State rank: #154 of 539 in PA

Livability — Milford

• Score: 79/100
• State rank: #255
• US rank: #2230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,799
• Population (ZIP): 4,714

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 (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 · 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: ▲ 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

1 event — show timeline

• 2026-04-15 Listed $110,000 BRIGHT MLS