11 Queen Anne Way · Souderton, PA 18964

$250,000

2 bd · 2.0 ba · 1,433 sqft · Manufactured public records · 2 Days on market

Built 1989 Est $251k · at est.

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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 +17.4/30.0
• ARV discount +7.6/15.0
• DSCR +5.4/10.0
• Schools +5.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hidden Springs Community! Sun Villa Model. Gorgeous Morning Rm. , Built-In Breakfront And Sterio Units. Aaa1 Condition. Ceiling Fans. All Drapes. Many Closets.

Key facts

• New kitchen
• New siding
• New front door

Tags

• ENERGY STAR WINDOWS
• NEW SIDING
• NEW FRONT DOOR
• NEW ROOF
• NEW KITCHEN
• SHAKER-STYLE CABINETS

Property features AI

Finance

• Other: Property manager present; Pets allowed (cats and dogs OK)
• Financial info: Ground rent paid monthly (amount not included here per exclusions)
• HOA & community: HOA/association includes common area maintenance, management, pool(s), trash, and road maintenance; Community amenities include club house, community center, exercise room, game room, billiard room, meeting/party rooms, library, jogging/walking path, and lake

Exterior

• Parking: Two off-street paved parking spaces (total 2 garage/parking spaces listed)
• Utilities: Public water; Public sewer; Underground utilities; Electric hot water
• Home design: Manufactured double-wide (Sun Villa model by Schult); Single-story living (entry-level bedroom); Located in a 55+ senior community; Ground rent applies (paid monthly)
• Construction: Vinyl siding; Architectural shingle roof; Crawl space on block foundation; Estimated year built
• Exterior features: Patio and porches; Roof over porch; Shed; Community in-ground filtered concrete pool; Common grounds and community amenities; Paved road and paved parking

Interior

• Kitchen: Self-cleaning oven; Electric range/oven; Range hood / exhaust fan; Dishwasher; Stainless steel appliances; Pantry; Eat-in kitchen / breakfast room
• Bedrooms: Two main-level bedrooms
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: Two full bathrooms (including master bath)
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric heating fuel; 200+ amp electrical service with circuit breakers
• Interior features: Soaking tub and separate stall shower; Combination tub/shower; Breakfast area; Ceiling fans; Chair rail and crown moldings; Dining area; Entry-level bedroom; Kitchen eat-in area; Pantry; Master bath(s); Skylights; Walk-in closets; Cathedral ceilings; Insulated, storm, six-panel doors
• Laundry & utility: Washer/dryer hookups on main floor; Electric water heater

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 $188 ($2k/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 $225k (10.1% below list).
• Recommended offer: $225k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.1% in Souderton — 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 80/100 on livability (#203 in PA, #1,787 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• Souderton Area SD (suburban): math 53% / reading 67% proficiency, ranked #59 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 65 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,936 units permitted in Montgomery County in 2024 (530 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 $8k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $69k; list at $250k implies a 262% gain — meaningful room to come down on a strong offer.

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 $224,866 (10.1% 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. Schools are A-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?
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $250,775
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Asheton Ln	0.05mi	2/2.0	1,430 (-0%)	6mo	$250,000	$175	92

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-28,580
• Equity at exit: $37,276

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-9,669
• Equity at exit: $21,615

Cash invested: $70,000 (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 18964

• Home prices YoY: -30.3%
• Active inventory: 65
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $188

Break-even live

Break-even rent $2,011

Max offer price $250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $330	-5% $259	+0% $188	+5% $117	+10% $47
Rent	-10% $10	-5% $99	+0% $188	+5% $277	+10% $366
Rate	-1.0pp $314	-0.5pp $252	base $188	+0.5pp $123	+1.0pp $57

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 N School Ln Souderton, PA	3.0	2.5	1765	$2,900	$1.64	10d	1	0.85mi
30 W Broad St #5 Souderton, PA	2.0	1.0	906	$1,950	$2.15	1d	1	1.00mi
30 W Broad St Ste 7 Souderton, PA	3.0	2.0	1645	$2,800	$1.70	44d	1	1.00mi
42 Grandview Dr Telford, PA	3.0	2.5	1641	$3,000	$1.83	1d	1	1.27mi
203 Green St Souderton, PA	2.0	1.0	1236	$1,950	$1.58	12d	1	1.40mi

Listing history 3 events

1. 2026-06-18
   days on market $250,000 Active 2 DOM
2. 2026-06-17
   remarks 663-char remark
3. 2026-06-17
   listed $250,000 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: $2,077 · $173/mo
• Projected year-2 tax: $3,014 · $251/mo
• Expected delta: +$936/yr (+$78/mo · 45.1%)

ⓘ 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 6/10 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,984
• − Mortgage interest: −$14,004
• − Property taxes: −$2,077
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$7,273
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $2,723/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: Souderton Area SD
• NCES district ID: 4221870
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $79,449
• Composite: 53.84/100
• National rank: #1411
• State rank: #59 of 539 in PA

Livability — Souderton

• Score: 80/100
• State rank: #203
• US rank: #1787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• City population: 14,546
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 14,546
• Household income: $96,143
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 540.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 7% Asian 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Polish 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 8% Vietnamese 3% Other Indo-European 3%

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: ▼ -120.31%
• Current HPI: 276.9404
• 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

+262.3% since first listed

4 events — show timeline

• 2026-06-16 Listed $250,000 BRIGHT MLS
• 1997-09-30 Sold (MLS) $69,000 BRIGHT MLS
• 1997-09-07 Listing Removed — BRIGHT MLS
• 1997-05-02 Listed $69,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $2,077 · +4.0% YoY. Source: county tax records.