308 Hidden Springs Dr · Souderton, PA 18964

$210,000

2 bd · 2.0 ba · 1,487 sqft · Manufactured public records · 7 Days on market

Built 1993 $141/sqft · 9% below area Est $230k · 9% under

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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 +21.2/30.0
• ARV discount +11.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 308 Hidden Springs Drive in the highly desirable Hidden Springs community of Souderton! This spacious ranch-style home offers comfortable one-level living with an open and airy layout, enhanced by vaulted ceilings and an abundance of natural light throughout. Thoughtfully maintained, this home offers easy living in a vibrant community setting. A charming front porch welcomes you inside, where the living and dining areas flow seamlessly together, creating an ideal space for both everyday living and entertaining. The kitchen features oak cabinetry, a skylight, laminate flooring, dishwasher, double stainless-steel sink, and a bright breakfast area surrounded by windows, offering a w

Key facts

• Garage
• Community pool
• Built 1993

Property features AI

Finance

• Other: Above-grade finished living area reported by assessor
• HOA & community: Senior community with 55+ age requirement; Property manager present; Monthly land lease

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Paved driveway with room for 2 cars; Total of 3 parking spaces
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Manufactured double-wide home; Model: SUN MANOR; Make: SCHULT; Land lease community (monthly land lease)
• Construction: Vinyl siding
• Exterior features: Porch(es); Deck(s); Community pool; Shed

Interior

• Kitchen: Refrigerator; Electric oven/range; Dishwasher; Garbage disposal; Eat-in kitchen
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Soaking tub; Tub with shower; Built-in shelving; Ceiling fans; Chair railings; Crown molding; Eat-in kitchen; Primary/master bath; Skylights; Six-panel doors; Carpeted areas
• Laundry & utility: Washer and dryer; Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.0% 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; 11 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 $1k of loan paydown is wiped out by about $6k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $210,000

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. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $230,455
• List price: $210,000
• Delta: -8.88%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Asheton Ln	0.23mi	2/2.0	1,430 (-4%)	6mo	$250,000	$175	77

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,764
• Equity at exit: $31,312

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $11,995
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $302

Break-even live

Break-even rent $1,802

Max offer price $210,000

Occupancy floor 81%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.60mi
30 W Broad St Ste 7 Souderton, PA	3.0	2.0	1645	$2,800	$1.70	44d	1	0.88mi
30 W Broad St #5 Souderton, PA	2.0	1.0	906	$1,950	$2.15	1d	1	0.88mi
42 Grandview Dr Telford, PA	3.0	2.5	1641	$3,000	$1.83	1d	1	1.02mi
203 Green St Souderton, PA	2.0	1.0	1236	$1,950	$1.58	11d	1	1.29mi
60 Reliance Ct Unit 1 Telford, PA	2.0	1.0	900	$1,750	$1.94	17d	1	1.32mi
93 Reliance Cir Unit 93 Telford, PA	2.0	1.0	900	$1,850	$2.06	44d	1	1.37mi
13 Reliance Ct Unit 2ND Telford, PA	2.0	1.0	900	$1,750	$1.94	1d	1	1.38mi
13 Reliance Ct Unit 2ND FLOOR Telford, PA	2.0	1.0	1776	$1,750	$0.99	13d	1	1.38mi
228 Spring House Ln Telford, PA	2.0	1.0	1100	$2,500	$2.27	1d	1	1.46mi
231 Spring House Ln Telford, PA	2.0	1.0	1150	$2,100	$1.83	10d	1	1.47mi

Listing history 4 events

1. 2026-05-13
   status Pending 1761-char remark
2. 2026-05-06
   historical Active Under Contract 1761-char remark
3. 2026-04-30
   listed $210,000 Active 1761-char remark
4. 2026-04-23
   historical $210,000 1761-char remark

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $3,069 · $256/mo
• Expected delta: +$249/yr (+$21/mo · 8.8%)

ⓘ 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 5/10 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: $26,217
• − Mortgage interest: −$11,763
• − Property taxes: −$2,819
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$6,109
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $3,559/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

+0.0% since first listed

5 events — show timeline

• 2026-05-28 Sold (MLS) $210,000 BRIGHT MLS
• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-30 Listed $210,000 BRIGHT MLS
• 2026-04-23 Coming Soon $210,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $2,819 · +4.0% YoY. Source: county tax records.