165 W Ridge Pike Lot 226 · Trappe, PA 19468

$167,500

2 bd · 1.0 ba · 1,047 sqft · Manufactured public records · 271 Days on market

Built 1970 $160/sqft · at area comps Est $129k · 30% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * New Construction * * * 2 bedroom 1 bath home. 165 W Ridge Pike lot 226 Limerick PA 19468 This home has it all. A great location in Limerick, PA. Energy star windows and doors make this home very energy efficient. With full warranties on the entire home your covered. Custom kitchen with stainless steel appliances also included. Large living room. Financing is available with our three major lenders and rates are dropping. Now is the best time to jump into a new home. Schedule your private showing today.

Key facts

• Custom kitchen
• New construction
• Energy star windows

Tags

• NEW CONSTRUCTION
• ENERGY STAR WINDOWS
• CUSTOM KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 1.5% in Trappe — 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 79/100 on livability (#245 in PA, #2,090 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute F, health & safety D-.
• Spring-Ford Area SD (suburban): math 58% / reading 78% proficiency, ranked #23 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Evans El Sch (math 67% / reading 80%, grade A, #113 of 1,518 statewide, top 8%, 559 students, 16% FRL); Spring-Ford Intrmd Sch 5Th/6Th (math 49% / reading 77%, grade B+, #29 of 512 statewide, top 5%, 1,278 students, 19% FRL); Spring-Ford Shs 9-12 Ctr (math 94% / reading 86%, grade A+, #3 of 437 statewide, top 0%, 2,631 students, 18% FRL).
• Market conditions: Rents soft (-1.2%/yr); 138 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $5k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.31% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 6.4

CMA / ARV

• ARV (median comp): $128,596
• List price: $167,500
• Delta: 30.25%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.30×
• Total profit: $14,168
• Equity at exit: $24,975

10-year hold

• IRR: 14.7%
• Equity multiple: 2.04×
• Total profit: $48,730
• Equity at exit: $14,482

Cash invested: $46,900 (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 19468

• Rents YoY: -1.2%
• Active inventory: 138
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$878
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $751

Break-even live

Break-even rent $1,248

Max offer price $167,500

Occupancy floor 61%

Sensitivity live

Price	-10% $846	-5% $798	+0% $751	+5% $703	+10% $656
Rent	-10% $577	-5% $664	+0% $751	+5% $838	+10% $925
Rate	-1.0pp $835	-0.5pp $793	base $751	+0.5pp $707	+1.0pp $663

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 W Ridge Pike #2 Royersford, PA	1.0	1.0	720	$1,475	$2.05	20d	1	0.51mi
151 Holly Dr Royersford, PA	1.0–2.0	1.0–2.0	964	$2,685	$2.78	0d	9	1.26mi
150 Morgan Dr Royersford, PA	1.0–3.0	1.0–2.5	1075	$2,590	$2.41	45d	15	1.26mi
150 Morgan Dr Royersford, PA	1.0–3.0	1.0–2.5	1075	$2,380	$2.21	0d	15	1.26mi
350 Brooke Dr Royersford, PA	1.0–3.0	1.0–2.5	1025	$2,410	$2.35	5d	9	1.41mi
100 Hunsberger Dr Royersford, PA	1.0–3.0	1.0–2.0	1104	$2,699	$2.44	0d	6	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $167,500 Active 271 DOM
2. 2026-06-18
   days on market $167,500 Active 268 DOM
3. 2026-06-17
   days on market $167,500 Active 267 DOM
4. 2026-06-16
   days on market $167,500 Active 266 DOM
5. 2026-06-15
   days on market $167,500 Active 265 DOM
6. 2026-06-13
   days on market $167,500 Active 263 DOM
7. 2026-06-13
   days on market $167,500 Active 262 DOM
8. 2026-06-09
   days on market $167,500 Active 259 DOM
9. 2026-06-08
   days on market $167,500 Active 258 DOM
10. 2026-06-07
    days on market $167,500 Active 257 DOM
11. 2026-06-04
    days on market $167,500 Active 254 DOM
12. 2026-06-03
    days on market $167,500 Active 253 DOM
13. 2026-06-02
    days on market $167,500 Active 252 DOM
14. 2026-06-01
    days on market $167,500 Active 251 DOM
15. 2026-05-31
    days on market $167,500 Active 250 DOM
16. 2025-12-04
    price $167,500 517-char remark

    Show marketing remark (517 chars)

    * * * New Construction * * * 2 bedroom 1 bath home. 165 W Ridge Pike lot 226 Limerick PA 19468 This home has it all. A great location in Limerick, PA. Energy star windows and doors make this home very energy efficient. With full warranties on the entire home your covered. Custom kitchen with stainless steel appliances also included. Large living room. Financing is available with our three major lenders and rates are dropping. Now is the best time to jump into a new home. Schedule your private showing today.

17. 2025-09-23
    listed $172,500 Active 517-char remark

    Show marketing remark (517 chars)

    * * * New Construction * * * 2 bedroom 1 bath home. 165 W Ridge Pike lot 226 Limerick PA 19468 This home has it all. A great location in Limerick, PA. Energy star windows and doors make this home very energy efficient. With full warranties on the entire home your covered. Custom kitchen with stainless steel appliances also included. Large living room. Financing is available with our three major lenders and rates are dropping. Now is the best time to jump into a new home. Schedule your private showing today.

18. 2003-07-21
    listed $25,900
19. 2003-07-21
    historical

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$1,099/yr (+$92/mo · 244.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,377
• − Mortgage interest: −$9,383
• − Property taxes: −$449
• − Insurance: −$838
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$4,873
• Taxable income: $6,615
• Est. tax owed @ 24.0%: −$1,588
• After-tax cash flow: $7,423/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: Spring-Ford Area SD
• NCES district ID: 4222560
• Math proficiency: 58% ▼ -11.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $84,931
• Composite: 60.97/100
• National rank: #802
• State rank: #23 of 539 in PA

Livability — Trappe

• Score: 79/100
• State rank: #245
• US rank: #2090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,194
• Household income: $108,534
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 555.0

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 (84%)
• Race & ethnicity: White 84% Asian 7% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 9% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 2%

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: ▼ -269.11%
• Current HPI: 300.9404
• Rent YoY: ▼ -1.17%
• 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

+546.7% since first listed

4 events — show timeline

• 2025-12-04 Price Changed $167,500 BRIGHT MLS
• 2025-09-23 Listed $172,500 BRIGHT MLS
• 2003-07-21 Listing Removed — BRIGHT MLS
• 2003-07-21 Listed $25,900 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2021): $449 · +2.6% YoY. Source: county tax records.