1462 N Gravel Pike · Woxall, PA 18074

$200,000

3 bd · 1.0 ba · 2,099 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.87 ac lot

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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 +13.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 1900 farmhouse-style residence presents a unique investment opportunity with significant potential for value appreciation. Spanning 2,099 sq. ft. , the property features three bedrooms and one full bathroom, ideal for renovation and modernization to attract future tenants or buyers. The interior boasts essential features such as an attic for additional storage, a stall shower in the bathroom, and several wood stoves. The unfinished full basement offers ample space for expansion. On the exterior, the property sits on a generous 0.87-acre lot with irregular dimensions, providing ample outdoor space for landscaping or additional structures. The presence of outbuildings, including

Key facts

• 0.87 acre lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Fee simple ownership; Above-grade finished area recorded by assessor

Exterior

• Parking: Attached garage with inside access (1 space); Detached garage (1 space); Rear-entry garage; Covered parking; Paved driveway with about 7 driveway spaces; Total of approximately 9 garage/parking spaces
• Utilities: Well water; On-site septic; Propane available
• Home design: Detached structure; Estimated year built; East-facing main entrance; Below-average condition; major rehabilitation needed
• Construction: Stucco exterior; Block foundation; Asphalt roof; Second garage and other outbuildings on site
• Exterior features: Outbuilding(s); Other exterior features; Irregular lot shape; Rear yard; Side yards; Corner lot location; Paved road access

Interior

• Kitchen: Single oven
• Bedrooms: One bedroom on main level; Two bedrooms on the upper level
• Bathrooms: One full bathroom on main level; One full bathroom total
• Heating & cooling: Central heating; Oil-fired heating; Oil hot water
• Interior features: Attic; Stall shower; Wood stove; Full unfinished basement; Two or more access exits
• Laundry & utility: Washer/dryer hookups; Main floor laundry hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $199k (0.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#1,110 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Perkiomen Valley SD (suburban): math 53% / reading 70% proficiency, ranked #46 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Schwenksville El Sch (math 57% / reading 72%, grade B, #249 of 1,518 statewide, top 19%, 485 students, 27% FRL); Perkiomen Valley Ms-West (math 32% / reading 66%, grade C-, #140 of 512 statewide, top 28%, 557 students, 24% FRL); Perkiomen Valley Hs (math 80% / reading 75%, grade A-, #21 of 437 statewide, top 5%, 1,736 students, 16% FRL).
• Market conditions: 57 active listings in the ZIP; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,543 (0.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.03% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $507,958
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1462 N Gravel Pike	0.00mi	3/1.0	2,099 (0%)	1mo	$215,000	$102	99
64 Cepp Rd	0.50mi	4/3.0 (+1)	2,276 (+8%)	19mo	$550,000	$242	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $108,586
• Equity at exit: $180,176

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $320,553
• Equity at exit: $388,556

Cash invested: $56,000 (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 18074

• Home prices YoY: 4.2%
• Active inventory: 57
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$503 /mo · $6,034/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-8

Break-even live

Break-even rent $2,070

Max offer price $198,543

Occupancy floor 95%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   listed $200,000 Active
3. 2026-04-24
   historical $200,000

ⓘ 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: $6,034 · $503/mo
• Projected year-2 tax: $6,034 · $503/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $24,710
• − Mortgage interest: −$11,203
• − Property taxes: −$6,034
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$5,818
• Taxable loss: −$3,299
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $693/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: Perkiomen Valley SD
• NCES district ID: 4218930
• Math proficiency: 53% ▼ -12.00%
• Reading proficiency: 70% ▼ -12.00%
• Median HH income: $92,706
• Composite: 56.33/100
• National rank: #1167
• State rank: #46 of 539 in PA

Livability — Woxall

• Score: 65/100
• State rank: #1110
• US rank: #12626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,394

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Polish 4% Lithuanian 2%
• Foreign-born: 4%
• Languages at home: 97% English-only · Other Indo-European 2% Arabic 1%

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: ▲ 12.70%
• Current HPI: 313.193
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-27 Listed $200,000 BRIGHT MLS
• 2026-04-24 Coming Soon $200,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $6,034 · +4.8% YoY. Source: county tax records.