1446 Gibson Rd Unit D50 · Hulmeville, PA 19020

$108,000

2 bd · 2.0 ba · 880 sqft · Manufactured · 303 Days on market

Built 2023 38 ac lot $123/sqft · 39% below area Est $177k · 39% 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
• Rent growth +4.0/5.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Move inn condition. Very cozy and comfortable 2023 Manufactured Mobil Home. A single - wide home with two full bathrooms is very rare within this community it brings a high -value for this great layout. Full 2 bathrooms nice and spacious. Very unique with contemporary style . Quiet , nicely maintained park. The lot fee for Top of the Ridge is the lowest from any other parks around the area! This home is located on the corner lot with 3 car parking spaces . Spacious living room, kitchen , bedrooms with ceiling spot lights . Master bedroom has a master walking closet with lots of space . Separate Laundry room with back glass door that gives you a day light with lots of light. Central AC was just installed last year. This Home has central AC and central heat. New appliance. All major , Pa turnpike and I 95 near by within walking distance to the nearest Acme and convenient stores.

Key facts

• Central ac
• Laminate floors
• New appliance

Tags

• CORNER LOT
• LAMINATE FLOORS
• SPOT LIGHTS
• CENTRAL AC
• NEW APPLIANCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.5% in Hulmeville — 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 72/100 on livability (#621 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Bensalem Township SD (suburban): math 21% / reading 34% proficiency, ranked #447 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.1%/yr); 150 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 663 units permitted in Bucks County in 2024 (106 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bucks County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $46k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.83%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $177,316
• List price: $108,000
• Delta: -39.09%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 2.54×
• Total profit: $46,669
• Equity at exit: $16,103

10-year hold

• IRR: 43.4%
• Equity multiple: 5.76×
• Total profit: $143,846
• Equity at exit: $9,338

Cash invested: $30,240 (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 19020

• Rents YoY: 6.1%
• Active inventory: 150
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $903

Break-even live

Break-even rent $899

Max offer price $108,000

Occupancy floor 51%

Sensitivity live

Price	-10% $964	-5% $934	+0% $903	+5% $872	+10% $842
Rent	-10% $742	-5% $822	+0% $903	+5% $984	+10% $1,064
Rate	-1.0pp $957	-0.5pp $930	base $903	+0.5pp $875	+1.0pp $846

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3060 Bristol Rd Bensalem, PA	1.0–2.0	1.0–2.0	1061	$2,172	$2.05	0d	8	1.20mi
4513 Rosemarie Dr Bensalem, PA	2.0	1.0	986	$2,200	$2.23	23d	1	1.33mi
4548 Rosemarie Dr Bensalem, PA	2.0	1.0	1000	$2,100	$2.10	4d	1	1.40mi
4546 Rosemarie Dr Bensalem, PA	2.0	1.0	950	$2,200	$2.32	45d	1	1.40mi

Listing history 25 events

1. 2026-06-21
   days on market $108,000 Active 303 DOM
2. 2026-06-18
   days on market $108,000 Active 300 DOM
3. 2026-06-17
   days on market $108,000 Active 299 DOM
4. 2026-06-16
   days on market $108,000 Active 298 DOM
5. 2026-06-15
   days on market $108,000 Active 297 DOM
6. 2026-06-13
   pricedays on market $108,000 Active 295 DOM
7. 2026-06-13
   days on market $125,000 Active 294 DOM
8. 2026-06-09
   days on market $125,000 Active 291 DOM
9. 2026-06-08
   days on market $125,000 Active 290 DOM
10. 2026-06-07
    days on market $125,000 Active 289 DOM
11. 2026-06-04
    days on market $125,000 Active 286 DOM
12. 2026-06-03
    days on market $125,000 Active 285 DOM
13. 2026-06-02
    days on market $125,000 Active 284 DOM
14. 2026-06-01
    days on market $125,000 Active 283 DOM
15. 2026-05-31
    days on market $125,000 Active 282 DOM
16. 2026-05-17
    price $125,000 925-char remark

    Show marketing remark (925 chars)

    Welcome Home! Move inn condition. Very cozy and comfortable 2023 Manufactured Mobil Home. A single - wide home with two full bathrooms is very rare within this community it brings a high -value for this great layout. Full 2 bathrooms nice and spacious. Very unique with contemporary style . Quiet , nicely maintained park. The lot fee for Top of the Ridge is the lowest from any other parks around the area! This home is located on the corner lot with 3 car parking spaces . Spacious living room, kitchen , bedrooms with ceiling spot lights . Master bedroom has a master walking closet with lots of space . Separate Laundry room with back glass door that gives you a day light with lots of light. Central AC was just installed last year. This Home has central AC and central heat. New appliance. All major , Pa turnpike and I 95 near by within walking distance to the nearest Acme and convenient stores.

17. 2025-12-04
    price $127,000 925-char remark

    Show marketing remark (925 chars)

    Welcome Home! Move inn condition. Very cozy and comfortable 2023 Manufactured Mobil Home. A single - wide home with two full bathrooms is very rare within this community it brings a high -value for this great layout. Full 2 bathrooms nice and spacious. Very unique with contemporary style . Quiet , nicely maintained park. The lot fee for Top of the Ridge is the lowest from any other parks around the area! This home is located on the corner lot with 3 car parking spaces . Spacious living room, kitchen , bedrooms with ceiling spot lights . Master bedroom has a master walking closet with lots of space . Separate Laundry room with back glass door that gives you a day light with lots of light. Central AC was just installed last year. This Home has central AC and central heat. New appliance. All major , Pa turnpike and I 95 near by within walking distance to the nearest Acme and convenient stores.

18. 2025-10-12
    price $120,000 925-char remark

    Show marketing remark (925 chars)

    Welcome Home! Move inn condition. Very cozy and comfortable 2023 Manufactured Mobil Home. A single - wide home with two full bathrooms is very rare within this community it brings a high -value for this great layout. Full 2 bathrooms nice and spacious. Very unique with contemporary style . Quiet , nicely maintained park. The lot fee for Top of the Ridge is the lowest from any other parks around the area! This home is located on the corner lot with 3 car parking spaces . Spacious living room, kitchen , bedrooms with ceiling spot lights . Master bedroom has a master walking closet with lots of space . Separate Laundry room with back glass door that gives you a day light with lots of light. Central AC was just installed last year. This Home has central AC and central heat. New appliance. All major , Pa turnpike and I 95 near by within walking distance to the nearest Acme and convenient stores.

19. 2025-09-16
    price $149,000 925-char remark

    Show marketing remark (925 chars)

    Welcome Home! Move inn condition. Very cozy and comfortable 2023 Manufactured Mobil Home. A single - wide home with two full bathrooms is very rare within this community it brings a high -value for this great layout. Full 2 bathrooms nice and spacious. Very unique with contemporary style . Quiet , nicely maintained park. The lot fee for Top of the Ridge is the lowest from any other parks around the area! This home is located on the corner lot with 3 car parking spaces . Spacious living room, kitchen , bedrooms with ceiling spot lights . Master bedroom has a master walking closet with lots of space . Separate Laundry room with back glass door that gives you a day light with lots of light. Central AC was just installed last year. This Home has central AC and central heat. New appliance. All major , Pa turnpike and I 95 near by within walking distance to the nearest Acme and convenient stores.

20. 2025-08-22
    listed $154,000 Active 925-char remark

    Show marketing remark (925 chars)

    Welcome Home! Move inn condition. Very cozy and comfortable 2023 Manufactured Mobil Home. A single - wide home with two full bathrooms is very rare within this community it brings a high -value for this great layout. Full 2 bathrooms nice and spacious. Very unique with contemporary style . Quiet , nicely maintained park. The lot fee for Top of the Ridge is the lowest from any other parks around the area! This home is located on the corner lot with 3 car parking spaces . Spacious living room, kitchen , bedrooms with ceiling spot lights . Master bedroom has a master walking closet with lots of space . Separate Laundry room with back glass door that gives you a day light with lots of light. Central AC was just installed last year. This Home has central AC and central heat. New appliance. All major , Pa turnpike and I 95 near by within walking distance to the nearest Acme and convenient stores.

21. 2023-10-16
    price $163,000
22. 2023-10-16
    historical
23. 2023-09-05
    listed $162,000 Active
24. 2005-05-19
    historical
25. 2005-03-20
    listed $21,000

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$261/yr (+$22/mo · 22.1%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,501
• − Mortgage interest: −$6,050
• − Property taxes: −$1,184
• − Insurance: −$540
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$3,142
• Taxable income: $9,665
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $8,516/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: Bensalem Township SD
• NCES district ID: 4203330
• Math proficiency: 21% ▼ -16.00%
• Reading proficiency: 34% ▼ -19.00%
• Median HH income: $59,936
• Composite: 25.03/100
• National rank: #7554
• State rank: #447 of 539 in PA

Livability — Hulmeville

• Score: 72/100
• State rank: #621
• US rank: #5952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 56,809
• Household income: $83,223
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 2323.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 13% Asian 13% Two or more races 8% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4%
• Common ancestry: Romanian 7% Subsaharan African 2% Scotch-Irish 1%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 74% English-only · Other Indo-European 10% Spanish 9% Russian/Polish/Slavic 3%

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: ▼ -363.70%
• Current HPI: 284.9207
• Rent YoY: ▲ 6.14%
• 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

+495.2% since first listed

10 events — show timeline

• 2026-05-17 Price Changed $125,000 BRIGHT MLS
• 2025-12-04 Price Changed $127,000 BRIGHT MLS
• 2025-10-12 Price Changed $120,000 BRIGHT MLS
• 2025-09-16 Price Changed $149,000 BRIGHT MLS
• 2025-08-22 Listed $154,000 BRIGHT MLS
• 2023-10-16 Listing Removed — BRIGHT MLS
• 2023-10-16 Price Changed $163,000 BRIGHT MLS
• 2023-09-05 Listed $162,000 BRIGHT MLS
• 2005-05-19 Listing Removed — BRIGHT MLS
• 2005-03-20 Listed $21,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $1,184 · +2.8% YoY. Source: county tax records.