36 Center Hill Dr · Trumbauersville, PA 18951

$69,500

2 bd · 1.0 ba · 980 sqft · Manufactured · 117 Days on market

Built 1990 $71/sqft · 38% below area Est $111k · 38% under $655/mo HOA · 38% of rent

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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
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED!! Welcome home to this charming home in the desirable Richland Meadows community. With convenient parking for two vehicles and a ramp offering easy access to the main entrance, this home is designed for comfort and ease. Inside, you’ll find a bright open floor plan featuring two bedrooms and one full bathroom. All appliances are included—washer, dryer, microwave, refrigerator, and stove—making this home truly move-in ready. A storage shed provides extra space for your outdoor needs. The home has been thoughtfully maintained and is in good condition. Lot rent includes water, sewer, trash, recycling, snow removal on roads, and common area maintenance. Community approval is required, including an application and background check. Pet restrictions apply.

Key facts

• 2 parking spots
• Built 1990
• Listed 117 days

🏷️ Possibly a rental listed for sale. The $69,500 price doesn't fit this home's estimated sale value (~$111,317) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#703 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Quakertown Community SD (suburban): math 45% / reading 55% proficiency, ranked #154 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; 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 $481 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $70k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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?
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: 2.51% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 3.3

CMA / ARV

• ARV (median comp): $111,317
• List price: $69,500
• Delta: -37.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $5,786
• Equity at exit: $10,363

10-year hold

• IRR: 17.2%
• Equity multiple: 2.45×
• Total profit: $28,146
• Equity at exit: $6,009

Cash invested: $19,460 (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 18951

• Active inventory: 144
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$29
• HOA: −$655
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $261

Break-even live

Break-even rent $1,412

Max offer price $69,500

Occupancy floor 80%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $655 · $7,860/yr
• Likely covers: watersewertrashsnow removal

Listing history 17 events

1. 2026-06-15
   statusdays on market $69,500 Pending 117 DOM
2. 2026-06-13
   days on market $69,500 Active 116 DOM
3. 2026-06-13
   days on market $69,500 Active 115 DOM
4. 2026-06-09
   days on market $69,500 Active 112 DOM
5. 2026-06-08
   days on market $69,500 Active 111 DOM
6. 2026-06-07
   days on market $69,500 Active 110 DOM
7. 2026-06-04
   days on market $69,500 Active 107 DOM
8. 2026-06-03
   days on market $69,500 Active 106 DOM
9. 2026-06-02
   days on market $69,500 Active 105 DOM
10. 2026-06-01
    days on market $69,500 Active 104 DOM
11. 2026-05-31
    days on market $69,500 Active 103 DOM
12. 2026-05-05
    price $69,500 786-char remark

    Show marketing remark (786 chars)

    REDUCED!! Welcome home to this charming home in the desirable Richland Meadows community. With convenient parking for two vehicles and a ramp offering easy access to the main entrance, this home is designed for comfort and ease. Inside, you’ll find a bright open floor plan featuring two bedrooms and one full bathroom. All appliances are included—washer, dryer, microwave, refrigerator, and stove—making this home truly move-in ready. A storage shed provides extra space for your outdoor needs. The home has been thoughtfully maintained and is in good condition. Lot rent includes water, sewer, trash, recycling, snow removal on roads, and common area maintenance. Community approval is required, including an application and background check. Pet restrictions apply.

13. 2026-02-18
    listed $75,000 Active 786-char remark

    Show marketing remark (786 chars)

    REDUCED!! Welcome home to this charming home in the desirable Richland Meadows community. With convenient parking for two vehicles and a ramp offering easy access to the main entrance, this home is designed for comfort and ease. Inside, you’ll find a bright open floor plan featuring two bedrooms and one full bathroom. All appliances are included—washer, dryer, microwave, refrigerator, and stove—making this home truly move-in ready. A storage shed provides extra space for your outdoor needs. The home has been thoughtfully maintained and is in good condition. Lot rent includes water, sewer, trash, recycling, snow removal on roads, and common area maintenance. Community approval is required, including an application and background check. Pet restrictions apply.

14. 2026-02-16
    historical $75,000 786-char remark

    Show marketing remark (786 chars)

    REDUCED!! Welcome home to this charming home in the desirable Richland Meadows community. With convenient parking for two vehicles and a ramp offering easy access to the main entrance, this home is designed for comfort and ease. Inside, you’ll find a bright open floor plan featuring two bedrooms and one full bathroom. All appliances are included—washer, dryer, microwave, refrigerator, and stove—making this home truly move-in ready. A storage shed provides extra space for your outdoor needs. The home has been thoughtfully maintained and is in good condition. Lot rent includes water, sewer, trash, recycling, snow removal on roads, and common area maintenance. Community approval is required, including an application and background check. Pet restrictions apply.

15. 2022-09-06
    soldstatus $40,000 Closed 612-char remark

    Show marketing remark (612 chars)

    Come see this home in Richland Meadows. Parking area, enough for 2 cars. Has a ramp for easy access from the parking area to the deck and the home. All appliances washer, dryer, microwave refrigerator and stove will stay as well as the shed. Home has two bedrooms and 1 bathroom. Only one set of owners. Home is in good condition. Lot rent includes common area maintenance, water, sewer, trash, recycling and snow removal on roads. Development requires owners to have a background check, application is $55. All applicants must have a minimum 640 credit score and no criminal history. There are pet restrictions.

16. 2022-08-12
    status Pending 612-char remark

    Show marketing remark (612 chars)

    Come see this home in Richland Meadows. Parking area, enough for 2 cars. Has a ramp for easy access from the parking area to the deck and the home. All appliances washer, dryer, microwave refrigerator and stove will stay as well as the shed. Home has two bedrooms and 1 bathroom. Only one set of owners. Home is in good condition. Lot rent includes common area maintenance, water, sewer, trash, recycling and snow removal on roads. Development requires owners to have a background check, application is $55. All applicants must have a minimum 640 credit score and no criminal history. There are pet restrictions.

17. 2022-08-08
    listed $40,000 Active 612-char remark

    Show marketing remark (612 chars)

    Come see this home in Richland Meadows. Parking area, enough for 2 cars. Has a ramp for easy access from the parking area to the deck and the home. All appliances washer, dryer, microwave refrigerator and stove will stay as well as the shed. Home has two bedrooms and 1 bathroom. Only one set of owners. Home is in good condition. Lot rent includes common area maintenance, water, sewer, trash, recycling and snow removal on roads. Development requires owners to have a background check, application is $55. All applicants must have a minimum 640 credit score and no criminal history. There are pet restrictions.

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$146/yr (+$12/mo · 18.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,911
• − Mortgage interest: −$3,893
• − Property taxes: −$805
• − Insurance: −$348
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − HOA: −$7,860
• − Depreciation: −$2,022
• Taxable income: $2,638
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $2,500/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: Quakertown Community SD
• NCES district ID: 4219890
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $66,186
• Composite: 44.3/100
• National rank: #2833
• State rank: #154 of 539 in PA

Livability — Trumbauersville

• Score: 71/100
• State rank: #703
• US rank: #6924

Category grades

Amenities F Commute F Cost of living A 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
• City population: 733
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 36,568
• Household income: $98,268
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 488.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 5% Polish 3% Slovak 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -247.25%
• Current HPI: 283.2262
• 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

+73.8% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $69,500 BRIGHT MLS
• 2026-02-18 Listed $75,000 BRIGHT MLS
• 2026-02-16 Coming Soon $75,000 BRIGHT MLS
• 2022-09-06 Sold (MLS) $40,000 BRIGHT MLS
• 2022-08-12 Pending — BRIGHT MLS
• 2022-08-08 Listed $40,000 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2026): $805 · +2.6% YoY. Source: county tax records.