617 Willow Dr · Green Lane, PA 18054

$74,900

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 13 Days on market

Built 2004

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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
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * MOVE IN READY! This home is in excellent condition and ready for its new owner. Quick settlement possible! * *

Key facts

• New roof
• 2 parking spots
• Built 2004

Tags

• NEW ROOF
• DESIGNATED LAUNDRY AREA

Property features AI

Finance

• HOA & community: Land lease: $941 monthly; Property manager present; Located in Green Hill Mobile Home Park

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Private sewer; Community water; Municipal trash service
• Home design: Manufactured home (Single wide); Model: Marlette; Land lease ownership; Property listed in excellent condition
• Construction: Vinyl siding
• Exterior features: Porch(es); Shed; Pets allowed on a case-by-case basis

Interior

• Kitchen: Eat-in kitchen with island
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Soaking tub; Stall shower; Ceiling fan(s); Eat-in kitchen; Kitchen island
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

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 $75k).

Location & tenants

• Location reads 67/100 on livability (#989 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment F.
• 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 ($518 loan paydown + $4k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

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. 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: 2.81% ✓
• Cap rate: 24.42%
• Cash-on-cash: 64.73%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 71.7%
• Equity multiple: 5.32×
• Total profit: $90,619
• Equity at exit: $43,793

10-year hold

• IRR: 69.4%
• Equity multiple: 11.07×
• Total profit: $211,172
• Equity at exit: $76,721

Cash invested: $20,972 (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 18054

• Home prices YoY: 1.9%
• Active inventory: 24
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,131

Break-even live

Break-even rent $673

Max offer price $74,900

Occupancy floor 41%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-24
   historical Active Under Contract
2. 2026-04-11
   listed $74,900 Active
3. 2023-11-13
   soldstatus $69,900 Closed 118-char remark

   Show marketing remark (118 chars)

   * * MOVE IN READY! This home is in excellent condition and ready for its new owner. Quick settlement possible! * *

4. 2023-10-11
   status Pending 118-char remark

   Show marketing remark (118 chars)

   * * MOVE IN READY! This home is in excellent condition and ready for its new owner. Quick settlement possible! * *

5. 2023-10-10
   listed $69,900 Active 118-char remark

   Show marketing remark (118 chars)

   * * MOVE IN READY! This home is in excellent condition and ready for its new owner. Quick settlement possible! * *

6. 2023-10-09
   historical $69,900 118-char remark

   Show marketing remark (118 chars)

   * * MOVE IN READY! This home is in excellent condition and ready for its new owner. Quick settlement possible! * *

7. 1995-05-03
   soldstatus $14,000 105-char remark

   Show marketing remark (105 chars)

   Spartan Mobile Located In The Country $240/Mo Incl Water Sewer & Trash On Rented Land Ready To Sell

8. 1994-08-01
   listed $14,000 105-char remark

   Show marketing remark (105 chars)

   Spartan Mobile Located In The Country $240/Mo Incl Water Sewer & Trash On Rented Land Ready To Sell

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 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: $25,260
• − Mortgage interest: −$4,196
• − Property taxes: −$1,293
• − Insurance: −$374
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$2,179
• Taxable income: $13,177
• Est. tax owed @ 24.0%: −$3,162
• After-tax cash flow: $10,412/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 — Green Lane

• Score: 67/100
• State rank: #989
• US rank: #10897

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+435.0% since first listed

8 events — show timeline

• 2026-04-24 Contingent — BRIGHT MLS
• 2026-04-11 Listed $74,900 BRIGHT MLS
• 2023-11-13 Sold (MLS) $69,900 BRIGHT MLS
• 2023-10-11 Pending — BRIGHT MLS
• 2023-10-10 Listed $69,900 BRIGHT MLS
• 2023-10-09 Coming Soon $69,900 BRIGHT MLS
• 1995-05-03 Sold (MLS) $14,000 BRIGHT MLS
• 1994-08-01 Listed $14,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $1,293 · +2.4% YoY. Source: county tax records.