74 Longwood Pl · Montgomeryville, PA 19454

$187,000

2 bd · 1.0 ba · 1,344 sqft · Manufactured public records · 29 Days on market

Built 1979

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great corner property in Neshaminy Falls. Walking distance to the club house, and the pool. Two car parking. Nice size patio to sit and relax. Living room with catherdral ceiling, new carpets, and ceiling fan. Dining room has new carpets. Nice open kitchen with double sink, and breakfast bar. Enjoy your bright and sunny breakfast room. Master bedroom has a walk in closet and full bath with shower stall. The two other bedrooms have access to the full bath with shower and tub. Close to shopping, and parks.

Key facts

• 2 parking spots
• Community pool
• Built 1979

Property features AI

Finance

• HOA & community: Land lease of $666 per month; Approximately 1 year land lease remaining; 55+ senior community

Exterior

• Parking: Driveway parking; 2 driveway parking spaces; 2 total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Vinyl siding; Land lease community (55+ senior community)
• Construction: Vinyl siding construction
• Exterior features: Community pool; Lot dimensions per assessor

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $187k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $184k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.6% in Montgomeryville — 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 77/100 on livability (#327 in PA, #2,871 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living D, commute F.
• North Penn SD (suburban): math 48% / reading 67% proficiency, ranked #76 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.6%/yr); 100 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $187k implies a 648% gain — meaningful room to come down on a strong offer.

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 $184,195 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.62% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $8,144
• Equity at exit: $27,882

10-year hold

• IRR: 14.8%
• Equity multiple: 2.27×
• Total profit: $66,745
• Equity at exit: $16,168

Cash invested: $52,360 (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 19454

• Rents YoY: 4.6%
• Active inventory: 100
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$981
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $550

Break-even live

Break-even rent $1,420

Max offer price $187,000

Occupancy floor 69%

Sensitivity live

Price	-10% $656	-5% $603	+0% $550	+5% $497	+10% $444
Rent	-10% $383	-5% $466	+0% $550	+5% $633	+10% $717
Rate	-1.0pp $644	-0.5pp $597	base $550	+0.5pp $501	+1.0pp $452

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Stump Rd North Wales, PA	2.0	1.0–2.0	827	$2,702	$3.27	2d	17	0.82mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	2d	1	0.99mi
204 Livingston Ct North Wales, PA	3.0	1.5	1281	$2,500	$1.95	2d	1	1.10mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	20d	1	1.13mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	44d	1	1.15mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	12d	1	1.16mi

Listing history 24 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   price $187,000
3. 2026-04-10
   price $199,900
4. 2026-04-02
   price $205,000
5. 2026-03-27
   listed $215,000 Active
6. 2026-03-22
   historical $215,000
7. 2014-08-09
   historical
8. 2014-06-30
   listed $59,800
9. 2012-07-11
   soldstatus $25,000 Sold 518-char remark

   Show marketing remark (518 chars)

   Great corner property in Neshaminy Falls. Walking distance to the club house, and the pool. Two car parking. Nice size patio to sit and relax. Living room with catherdral ceiling, new carpets, and ceiling fan. Dining room has new carpets. Nice open kitchen with double sink, and breakfast bar. Enjoy your bright and sunny breakfast room. Master bedroom has a walk in closet and full bath with shower stall. The two other bedrooms have access to the full bath with shower and tub. Close to shopping, and parks.

10. 2012-07-11
    soldstatus $25,000

    Show marketing remark (518 chars)

    Great corner property in Neshaminy Falls. Walking distance to the club house, and the pool. Two car parking. Nice size patio to sit and relax. Living room with catherdral ceiling, new carpets, and ceiling fan. Dining room has new carpets. Nice open kitchen with double sink, and breakfast bar. Enjoy your bright and sunny breakfast room. Master bedroom has a walk in closet and full bath with shower stall. The two other bedrooms have access to the full bath with shower and tub. Close to shopping, and parks.

11. 2012-06-08
    status Under Contract 518-char remark

    Show marketing remark (518 chars)

    Great corner property in Neshaminy Falls. Walking distance to the club house, and the pool. Two car parking. Nice size patio to sit and relax. Living room with catherdral ceiling, new carpets, and ceiling fan. Dining room has new carpets. Nice open kitchen with double sink, and breakfast bar. Enjoy your bright and sunny breakfast room. Master bedroom has a walk in closet and full bath with shower stall. The two other bedrooms have access to the full bath with shower and tub. Close to shopping, and parks.

12. 2012-06-08
    historical

    Show marketing remark (518 chars)

    Great corner property in Neshaminy Falls. Walking distance to the club house, and the pool. Two car parking. Nice size patio to sit and relax. Living room with catherdral ceiling, new carpets, and ceiling fan. Dining room has new carpets. Nice open kitchen with double sink, and breakfast bar. Enjoy your bright and sunny breakfast room. Master bedroom has a walk in closet and full bath with shower stall. The two other bedrooms have access to the full bath with shower and tub. Close to shopping, and parks.

13. 2011-08-29
    listed $35,000 Active 518-char remark

    Show marketing remark (518 chars)

    Great corner property in Neshaminy Falls. Walking distance to the club house, and the pool. Two car parking. Nice size patio to sit and relax. Living room with catherdral ceiling, new carpets, and ceiling fan. Dining room has new carpets. Nice open kitchen with double sink, and breakfast bar. Enjoy your bright and sunny breakfast room. Master bedroom has a walk in closet and full bath with shower stall. The two other bedrooms have access to the full bath with shower and tub. Close to shopping, and parks.

14. 2011-08-29
    listed $35,000

    Show marketing remark (518 chars)

    Great corner property in Neshaminy Falls. Walking distance to the club house, and the pool. Two car parking. Nice size patio to sit and relax. Living room with catherdral ceiling, new carpets, and ceiling fan. Dining room has new carpets. Nice open kitchen with double sink, and breakfast bar. Enjoy your bright and sunny breakfast room. Master bedroom has a walk in closet and full bath with shower stall. The two other bedrooms have access to the full bath with shower and tub. Close to shopping, and parks.

15. 2011-05-07
    historical
16. 2010-11-11
    listed $80,000
17. 2010-11-02
    historical
18. 2010-05-05
    listed $104,000
19. 2010-04-13
    historical
20. 2009-10-14
    listed $104,000
21. 2009-09-14
    historical
22. 2009-04-02
    listed $104,000
23. 2009-03-09
    historical
24. 2008-01-21
    listed $104,000

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $1,855 · $155/mo
• Expected delta: +$1,099/yr (+$92/mo · 145.4%)

ⓘ 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 6/10 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 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,388
• − Mortgage interest: −$10,475
• − Property taxes: −$756
• − Insurance: −$935
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$5,440
• Taxable income: $3,720
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $5,705/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: North Penn SD
• NCES district ID: 4217280
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 67% ▼ -9.00%
• Median HH income: $76,866
• Composite: 51.5/100
• National rank: #1722
• State rank: #76 of 539 in PA

Livability — Montgomeryville

• Score: 77/100
• State rank: #327
• US rank: #2871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• City population: 288
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 27,755
• Household income: $118,177
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 459.0

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 (69%)
• Race & ethnicity: White 69% Asian 18% Black 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 17% · South Korea, China, Vietnam
• Languages at home: 81% English-only · Korean 5% Other Indo-European 5% Chinese 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: ▼ -220.54%
• Current HPI: 270.3006
• Rent YoY: ▲ 4.62%
• 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

+79.8% since first listed

24 events — show timeline

• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-16 Price Changed $187,000 BRIGHT MLS
• 2026-04-10 Price Changed $199,900 BRIGHT MLS
• 2026-04-02 Price Changed $205,000 BRIGHT MLS
• 2026-03-27 Listed $215,000 BRIGHT MLS
• 2026-03-22 Coming Soon $215,000 BRIGHT MLS
• 2014-08-09 Listing Removed — BRIGHT MLS
• 2014-06-30 Listed $59,800 BRIGHT MLS
• 2012-07-11 Sold (MLS) $25,000 BRIGHT MLS
• 2012-07-11 Sold (MLS) $25,000 TREND
• 2012-06-08 Pending — TREND
• 2012-06-08 Listing Removed — BRIGHT MLS
• 2011-08-29 Listed $35,000 BRIGHT MLS
• 2011-08-29 Listed $35,000 TREND
• 2011-05-07 Listing Removed — BRIGHT MLS
• 2010-11-11 Listed $80,000 BRIGHT MLS
• 2010-11-02 Listing Removed — BRIGHT MLS
• 2010-05-05 Listed $104,000 BRIGHT MLS
• 2010-04-13 Listing Removed — BRIGHT MLS
• 2009-10-14 Listed $104,000 BRIGHT MLS
• 2009-09-14 Listing Removed — BRIGHT MLS
• 2009-04-02 Listed $104,000 BRIGHT MLS
• 2009-03-09 Listing Removed — BRIGHT MLS
• 2008-01-21 Listed $104,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $756 · +6.8% YoY. Source: county tax records.