5232 Roseberry Dr · Plumsteadville, PA 18902

$145,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 40 Days on market

Built 2019 1,742 sqft lot $126/sqft · 61% below area $984/mo HOA · 34% of rent

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Why this score? — see what drove the C+ 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

Key facts

• Ample parking space
• Durable vinyl siding
• Open layout

Tags

• OPEN LAYOUT
• DURABLE VINYL SIDING
• RECREATIONAL AREAS
• WALKING TRAILS
• HIGHLY REGARDED SCHOOLS
• AMPLE PARKING SPACE

Property features AI

Finance

• Other: Ownership is fee simple
• HOA & community: HOA fee approximately $984 per month

Exterior

• Parking: Driveway parking with two spaces; Total of two garage/parking spaces
• Utilities: Public sewer; Well water; Propane (owned) for heating and hot water; Electric service with central A/C
• Home design: Manufactured home; Above-grade living; estimated year built
• Construction: Vinyl siding
• Exterior features: Not in a federal flood zone; Tidal water: no

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane hot water; Central air conditioning
• Interior features: No basement; Living area is an estimated 1,152 finished above-grade square feet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.8% in Plumsteadville — 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 78/100 on livability (#304 in PA, #2,685 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Central Bucks SD (suburban): math 55% / reading 71% proficiency, ranked #37 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $145k implies a 2131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 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?
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: 1.98% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 4.2

CMA / ARV

• ARV (median comp): $369,137
• List price: $145,000
• Delta: -60.72%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,220
• Equity at exit: $21,620

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $20,786
• Equity at exit: $12,537

Cash invested: $40,600 (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 18902

• Home prices YoY: -27.6%
• Active inventory: 103
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,864 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$984
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $277

Break-even live

Break-even rent $2,514

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $377	-5% $327	+0% $277	+5% $227	+10% $177
Rent	-10% $50	-5% $164	+0% $277	+5% $390	+10% $503
Rate	-1.0pp $350	-0.5pp $314	base $277	+0.5pp $239	+1.0pp $201

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4844 Old Easton Rd Unit 2 Doylestown, PA	2.0	1.0	1000	$2,500	$2.50	44d	1	0.70mi
3910 Cephas Child Rd Unit 12 Doylestown, PA	3.0	2.5	1500	$2,800	$1.87	44d	1	1.39mi

HOA detail

• Monthly dues: $984 · $11,808/yr
• Likely covers: watersewertrash

Listing history 26 events

1. 2026-06-18
   days on market $145,000 Active 40 DOM
2. 2026-06-17
   days on market $145,000 Active 39 DOM
3. 2026-06-16
   days on market $145,000 Active 38 DOM
4. 2026-06-15
   days on market $145,000 Active 37 DOM
5. 2026-06-13
   days on market $145,000 Active 35 DOM
6. 2026-06-09
   pricedays on market $145,000 Active 31 DOM
7. 2026-06-08
   days on market $150,000 Active 30 DOM
8. 2026-06-07
   days on market $150,000 Active 29 DOM
9. 2026-06-04
   days on market $150,000 Active 26 DOM
10. 2026-06-03
    days on market $150,000 Active 25 DOM
11. 2026-06-02
    days on market $150,000 Active 24 DOM
12. 2026-06-01
    days on market $150,000 Active 23 DOM
13. 2026-05-31
    days on market $150,000 Active 22 DOM
14. 2026-05-09
    listed $160,000 Active 1989-char remark
15. 2014-02-27
    soldstatus $6,500 Sold 160-char remark

    Show marketing remark (158 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

16. 2014-02-27
    soldstatus $6,500

    Show marketing remark (158 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

17. 2014-02-07
    status Under Contract 160-char remark

    Show marketing remark (160 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

18. 2014-02-06
    historical

    Show marketing remark (158 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

19. 2013-12-30
    status Active 160-char remark

    Show marketing remark (160 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

20. 2013-12-21
    status Under Contract 160-char remark

    Show marketing remark (160 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

21. 2013-11-07
    price $7,300 160-char remark

    Show marketing remark (160 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

22. 2013-10-11
    price $7,500 160-char remark

    Show marketing remark (160 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

23. 2013-09-25
    listed $12,000 Active 160-char remark

    Show marketing remark (158 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

24. 2013-09-25
    listed $7,300

    Show marketing remark (158 chars)

    Adorable single with some cosmetics needed but a great value for the price. Quick settlement. Lot rent includes water, sewer, trash Lot rent $576.86 Pets OK

25. 2013-08-22
    historical
26. 2013-05-29
    listed $10,000

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

Taxation est. · year 1

• Rental income: $34,372
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,750
• − Management: −$2,750
• − HOA: −$11,808
• − Depreciation: −$4,218
• Taxable income: $1,824
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,884/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: Central Bucks SD
• NCES district ID: 4205310
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 71% ▼ -12.00%
• Median HH income: $97,513
• Composite: 58.05/100
• National rank: #1032
• State rank: #37 of 539 in PA

Livability — Plumsteadville

• Score: 78/100
• State rank: #304
• US rank: #2685

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ 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): 22,898
• Household income: $161,267
• Rent vs Own: 7.7% rent · 92.3% own
• Severe rent burden: 82.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Slovak 3% Italian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -111.39%
• Current HPI: 292.9825
• 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

+1350.0% since first listed

15 events — show timeline

• 2026-06-09 Price Changed $145,000 BRIGHT MLS
• 2026-05-21 Price Changed $150,000 BRIGHT MLS
• 2026-05-09 Listed $160,000 BRIGHT MLS
• 2014-02-27 Sold (MLS) $6,500 BRIGHT MLS
• 2014-02-27 Sold (MLS) $6,500 TREND
• 2014-02-07 Pending — TREND
• 2014-02-06 Listing Removed — BRIGHT MLS
• 2013-12-30 Relisted — TREND
• 2013-12-21 Pending — TREND
• 2013-11-07 Price Changed $7,300 TREND
• 2013-10-11 Price Changed $7,500 TREND
• 2013-09-25 Listed $12,000 TREND
• 2013-09-25 Listed $7,300 BRIGHT MLS
• 2013-08-22 Listing Removed — BRIGHT MLS
• 2013-05-29 Listed $10,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2018): $268 · +1.6% YoY. Source: county tax records.