39 Keystone Rd · Lorane, PA 19606

$132,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 36 Days on market

Built 2006 $91/sqft · 20% above area Est $110k · 20% over $680/mo HOA · 32% of rent

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Why this score? — see what drove the D+ 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 +19.9/30.0
• 1% rule +10.0/10.0
• DSCR +6.3/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Previously listed briefly and withdrawn due to personal reasons. Now back on the market—don’t miss this opportunity! Welcome to 39 Keystone Road! This well-maintained 3-bedroom, 2-bath manufactured home features an inviting open-concept layout filled with excellent natural light. The spacious living room includes surround-sound speaker hookups, along with designer shades and draperies in both the living and dining rooms—all included for your convenience. Each bedroom offers a large walk-in closet, providing exceptional storage throughout the home. Enjoy quiet mornings on the front porch or entertain guests on the large rear deck. A 10x12 shed adds valuable outdoor storage. Occupied by one person and pet-free, this home has been gently lived in and thoughtfully cared for. Step outside and experience the peaceful surroundings of the Keystone community. This charming property provides the perfect blend of comfort and convenience, just moments from major retailers such as Walmart, Target, Redner’s, and Wawa. Dining options like Taco Bell and Dairy Queen are right down the road, and with Route 422 at your doorstep, commuting is quick and effortless. Don’t miss your chance to make this wonderful home your own. Schedule your showing today—this one won’t last!

Key facts

• Built 2006
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $132k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.

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: schools F, 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.
• Market conditions: 166 active listings in the ZIP; 2 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 $913 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 5.1

CMA / ARV

• ARV (median comp): $110,280
• List price: $132,000
• Delta: 19.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-10,821
• Equity at exit: $19,682

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,326
• Equity at exit: $11,413

Cash invested: $36,960 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$55
• HOA: −$680
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $159

Break-even live

Break-even rent $1,935

Max offer price $132,000

Occupancy floor 88%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Buddies Pl Birdsboro, PA	3.0	2.0	1040	$2,400	$2.31	12d	1	0.96mi
97 Wessex Ct Unit 97 Reading, PA	3.0	3.0	1473	$2,200	$1.49	43d	1	1.19mi

HOA detail

• Monthly dues: $680 · $8,160/yr

Listing history 5 events

1. 2026-05-14
   status Pending 1314-char remark

   Show marketing remark (1314 chars)

   Previously listed briefly and withdrawn due to personal reasons. Now back on the market—don’t miss this opportunity! Welcome to 39 Keystone Road! This well-maintained 3-bedroom, 2-bath manufactured home features an inviting open-concept layout filled with excellent natural light. The spacious living room includes surround-sound speaker hookups, along with designer shades and draperies in both the living and dining rooms—all included for your convenience. Each bedroom offers a large walk-in closet, providing exceptional storage throughout the home. Enjoy quiet mornings on the front porch or entertain guests on the large rear deck. A 10x12 shed adds valuable outdoor storage. Occupied by one person and pet-free, this home has been gently lived in and thoughtfully cared for. Step outside and experience the peaceful surroundings of the Keystone community. This charming property provides the perfect blend of comfort and convenience, just moments from major retailers such as Walmart, Target, Redner’s, and Wawa. Dining options like Taco Bell and Dairy Queen are right down the road, and with Route 422 at your doorstep, commuting is quick and effortless. Don’t miss your chance to make this wonderful home your own. Schedule your showing today—this one won’t last!

2. 2026-05-14
   historical Active Under Contract 1314-char remark

   Show marketing remark (1314 chars)

   Previously listed briefly and withdrawn due to personal reasons. Now back on the market—don’t miss this opportunity! Welcome to 39 Keystone Road! This well-maintained 3-bedroom, 2-bath manufactured home features an inviting open-concept layout filled with excellent natural light. The spacious living room includes surround-sound speaker hookups, along with designer shades and draperies in both the living and dining rooms—all included for your convenience. Each bedroom offers a large walk-in closet, providing exceptional storage throughout the home. Enjoy quiet mornings on the front porch or entertain guests on the large rear deck. A 10x12 shed adds valuable outdoor storage. Occupied by one person and pet-free, this home has been gently lived in and thoughtfully cared for. Step outside and experience the peaceful surroundings of the Keystone community. This charming property provides the perfect blend of comfort and convenience, just moments from major retailers such as Walmart, Target, Redner’s, and Wawa. Dining options like Taco Bell and Dairy Queen are right down the road, and with Route 422 at your doorstep, commuting is quick and effortless. Don’t miss your chance to make this wonderful home your own. Schedule your showing today—this one won’t last!

3. 2026-04-08
   status Active 1314-char remark

   Show marketing remark (1314 chars)

   Previously listed briefly and withdrawn due to personal reasons. Now back on the market—don’t miss this opportunity! Welcome to 39 Keystone Road! This well-maintained 3-bedroom, 2-bath manufactured home features an inviting open-concept layout filled with excellent natural light. The spacious living room includes surround-sound speaker hookups, along with designer shades and draperies in both the living and dining rooms—all included for your convenience. Each bedroom offers a large walk-in closet, providing exceptional storage throughout the home. Enjoy quiet mornings on the front porch or entertain guests on the large rear deck. A 10x12 shed adds valuable outdoor storage. Occupied by one person and pet-free, this home has been gently lived in and thoughtfully cared for. Step outside and experience the peaceful surroundings of the Keystone community. This charming property provides the perfect blend of comfort and convenience, just moments from major retailers such as Walmart, Target, Redner’s, and Wawa. Dining options like Taco Bell and Dairy Queen are right down the road, and with Route 422 at your doorstep, commuting is quick and effortless. Don’t miss your chance to make this wonderful home your own. Schedule your showing today—this one won’t last!

4. 2025-11-16
   historical 1314-char remark

   Show marketing remark (1314 chars)

   Previously listed briefly and withdrawn due to personal reasons. Now back on the market—don’t miss this opportunity! Welcome to 39 Keystone Road! This well-maintained 3-bedroom, 2-bath manufactured home features an inviting open-concept layout filled with excellent natural light. The spacious living room includes surround-sound speaker hookups, along with designer shades and draperies in both the living and dining rooms—all included for your convenience. Each bedroom offers a large walk-in closet, providing exceptional storage throughout the home. Enjoy quiet mornings on the front porch or entertain guests on the large rear deck. A 10x12 shed adds valuable outdoor storage. Occupied by one person and pet-free, this home has been gently lived in and thoughtfully cared for. Step outside and experience the peaceful surroundings of the Keystone community. This charming property provides the perfect blend of comfort and convenience, just moments from major retailers such as Walmart, Target, Redner’s, and Wawa. Dining options like Taco Bell and Dairy Queen are right down the road, and with Route 422 at your doorstep, commuting is quick and effortless. Don’t miss your chance to make this wonderful home your own. Schedule your showing today—this one won’t last!

5. 2025-11-16
   historical $132,000 1314-char remark

   Show marketing remark (1314 chars)

   Previously listed briefly and withdrawn due to personal reasons. Now back on the market—don’t miss this opportunity! Welcome to 39 Keystone Road! This well-maintained 3-bedroom, 2-bath manufactured home features an inviting open-concept layout filled with excellent natural light. The spacious living room includes surround-sound speaker hookups, along with designer shades and draperies in both the living and dining rooms—all included for your convenience. Each bedroom offers a large walk-in closet, providing exceptional storage throughout the home. Enjoy quiet mornings on the front porch or entertain guests on the large rear deck. A 10x12 shed adds valuable outdoor storage. Occupied by one person and pet-free, this home has been gently lived in and thoughtfully cared for. Step outside and experience the peaceful surroundings of the Keystone community. This charming property provides the perfect blend of comfort and convenience, just moments from major retailers such as Walmart, Target, Redner’s, and Wawa. Dining options like Taco Bell and Dairy Queen are right down the road, and with Route 422 at your doorstep, commuting is quick and effortless. Don’t miss your chance to make this wonderful home your own. Schedule your showing today—this one won’t last!

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$435/yr (+$36/mo · 35.7%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,641
• − Mortgage interest: −$7,394
• − Property taxes: −$1,216
• − Insurance: −$660
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$8,160
• − Depreciation: −$3,840
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $1,849/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

5 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-14 Contingent — BRIGHT MLS
• 2026-04-08 Relisted — BRIGHT MLS
• 2025-11-16 Listing Removed — BRIGHT MLS
• 2025-11-16 Coming Soon $132,000 BRIGHT MLS

Property tax history

-2.6%/yr

Latest (2026): $1,216 · +0.5% YoY. Source: county tax records.