45 Maple Dr · New Britain, PA 18901

$150,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 24 Days on market

Built 1997

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean and well kept home with 3 bedrooms and 2 full baths. Origanal owner and only lived in by 1 person. Open floor plan with a breakfast bar and dinning area. Large great room open to the kitchen. Master bedroom is a very good size with a master bath that includes a large garden tub, shower and sink area. The master has a large deep closet that afords lots of storage. The living room/great room has a ceiling fan with a light and a vaulted ceiling. This home has central air and includes the shed. Seller will also leave the washer, dryer, and refrigerator. New air conditioning unit installed in Aug. Basic cable also included with lot lease You won't want to miss this well kept home. All agreements are contingent on park approval. An application can be submitted through the Park Office.

Key facts

• Built 1997
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 2.8% in New Britain — 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 73/100 on livability (#568 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Central Bucks SD (suburban): math 55% / reading 71% proficiency, ranked #37 of 539 in PA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Doyle El Sch (math 51% / reading 75%, grade B, #298 of 1,518 statewide, top 20%, 432 students, 19% FRL); Lenape Ms (math 36% / reading 73%, grade B-, #76 of 512 statewide, top 16%, 839 students, 13% FRL); Central Bucks Hs-West (math 94% / reading 24%, grade C+, #81 of 437 statewide, top 18%, 1,504 students, 12% FRL).
• Market conditions: Rents rising (+1.9%/yr); 116 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $1k of loan paydown is wiped out by about $4k 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 + 1.9% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $150k implies a 212% 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 $147,750 (1.5% below list)

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: 1.81% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.96%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.15×
• Total profit: $48,366
• Equity at exit: $22,365

10-year hold

• IRR: 34.9%
• Equity multiple: 4.03×
• Total profit: $127,432
• Equity at exit: $12,969

Cash invested: $42,000 (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 18901

• Rents YoY: 1.9%
• Active inventory: 116
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$787
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,189

Break-even live

Break-even rent $1,207

Max offer price $150,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,274	-5% $1,231	+0% $1,189	+5% $1,146	+10% $1,104
Rent	-10% $974	-5% $1,082	+0% $1,189	+5% $1,296	+10% $1,403
Rate	-1.0pp $1,264	-0.5pp $1,227	base $1,189	+0.5pp $1,150	+1.0pp $1,110

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Commons Way Doylestown, PA	1.0–2.0	1.0–2.0	941	$2,550	$2.71	0d	1	0.31mi
409 E Butler Ave Doylestown, PA	2.0	1.0–2.0	871	$3,410	$3.91	0d	19	0.52mi
3 Aspen Way #34 Doylestown, PA	2.0	1.0	1137	$2,200	$1.93	45d	1	0.81mi
59 Providence Ave Doylestown, PA	3.0	2.5	1440	$2,400	$1.67	26d	1	0.87mi
47 Carriage Dr Doylestown, PA	3.0	2.5	1440	$2,599	$1.80	45d	1	0.90mi
303 W State St Doylestown, PA	1.0–3.0	1.0–2.0	954	$2,915	$3.06	45d	1	0.92mi
7 Constitution Ave Doylestown, PA	3.0	2.5	1440	$2,800	$1.94	0d	1	0.98mi
63 Constitution Ave Doylestown, PA	3.0	2.5	1440	$2,450	$1.70	12d	1	0.98mi
612 N Shady Retreat Rd #11 Doylestown, PA	2.0	1.0	1000	$1,995	$2.00	45d	1	1.02mi
194 Shewell Ave Doylestown, PA	2.0	1.0	850	$2,200	$2.59	7d	1	1.34mi
40 E Court St Doylestown, PA	2.0	2.0	900	$2,300	$2.56	45d	1	1.49mi
333 N Broad St Doylestown, PA	1.0–2.0	1.0–2.0	1024	$4,125	$4.03	0d	20	1.49mi
44 E Court St Doylestown, PA	1.0–3.0	1.0	1085	$2,000	$1.84	45d	2	1.49mi

Listing history 9 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   price $150,000
3. 2026-03-21
   listed $160,000 Active
4. 2026-03-18
   historical $160,000
5. 2012-11-30
   soldstatus $48,000 Sold 796-char remark

   Show marketing remark (796 chars)

   Clean and well kept home with 3 bedrooms and 2 full baths. Origanal owner and only lived in by 1 person. Open floor plan with a breakfast bar and dinning area. Large great room open to the kitchen. Master bedroom is a very good size with a master bath that includes a large garden tub, shower and sink area. The master has a large deep closet that afords lots of storage. The living room/great room has a ceiling fan with a light and a vaulted ceiling. This home has central air and includes the shed. Seller will also leave the washer, dryer, and refrigerator. New air conditioning unit installed in Aug. Basic cable also included with lot lease You won't want to miss this well kept home. All agreements are contingent on park approval. An application can be submitted through the Park Office.

6. 2012-10-28
   status Under Contract 796-char remark

   Show marketing remark (796 chars)

   Clean and well kept home with 3 bedrooms and 2 full baths. Origanal owner and only lived in by 1 person. Open floor plan with a breakfast bar and dinning area. Large great room open to the kitchen. Master bedroom is a very good size with a master bath that includes a large garden tub, shower and sink area. The master has a large deep closet that afords lots of storage. The living room/great room has a ceiling fan with a light and a vaulted ceiling. This home has central air and includes the shed. Seller will also leave the washer, dryer, and refrigerator. New air conditioning unit installed in Aug. Basic cable also included with lot lease You won't want to miss this well kept home. All agreements are contingent on park approval. An application can be submitted through the Park Office.

7. 2012-08-31
   price $50,000 796-char remark

   Show marketing remark (796 chars)

   Clean and well kept home with 3 bedrooms and 2 full baths. Origanal owner and only lived in by 1 person. Open floor plan with a breakfast bar and dinning area. Large great room open to the kitchen. Master bedroom is a very good size with a master bath that includes a large garden tub, shower and sink area. The master has a large deep closet that afords lots of storage. The living room/great room has a ceiling fan with a light and a vaulted ceiling. This home has central air and includes the shed. Seller will also leave the washer, dryer, and refrigerator. New air conditioning unit installed in Aug. Basic cable also included with lot lease You won't want to miss this well kept home. All agreements are contingent on park approval. An application can be submitted through the Park Office.

8. 2012-05-09
   price $59,000 796-char remark

   Show marketing remark (796 chars)

   Clean and well kept home with 3 bedrooms and 2 full baths. Origanal owner and only lived in by 1 person. Open floor plan with a breakfast bar and dinning area. Large great room open to the kitchen. Master bedroom is a very good size with a master bath that includes a large garden tub, shower and sink area. The master has a large deep closet that afords lots of storage. The living room/great room has a ceiling fan with a light and a vaulted ceiling. This home has central air and includes the shed. Seller will also leave the washer, dryer, and refrigerator. New air conditioning unit installed in Aug. Basic cable also included with lot lease You won't want to miss this well kept home. All agreements are contingent on park approval. An application can be submitted through the Park Office.

9. 2012-03-12
   listed $65,000 Active 796-char remark

   Show marketing remark (796 chars)

   Clean and well kept home with 3 bedrooms and 2 full baths. Origanal owner and only lived in by 1 person. Open floor plan with a breakfast bar and dinning area. Large great room open to the kitchen. Master bedroom is a very good size with a master bath that includes a large garden tub, shower and sink area. The master has a large deep closet that afords lots of storage. The living room/great room has a ceiling fan with a light and a vaulted ceiling. This home has central air and includes the shed. Seller will also leave the washer, dryer, and refrigerator. New air conditioning unit installed in Aug. Basic cable also included with lot lease You won't want to miss this well kept home. All agreements are contingent on park approval. An application can be submitted through the Park Office.

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$558/yr (+$47/mo · 44.6%)

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

Taxation est. · year 1

• Rental income: $32,540
• − Mortgage interest: −$8,402
• − Property taxes: −$1,253
• − Insurance: −$750
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$4,364
• Taxable income: $12,564
• Est. tax owed @ 24.0%: −$3,015
• After-tax cash flow: $11,248/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: Central Bucks SD
• NCES district ID: 4205310
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 71% ▼ -12.00%
• Median HH income: $97,513
• Composite: 58.05/100
• National rank: #1032
• State rank: #37 of 539 in PA

Livability — New Britain

• Score: 73/100
• State rank: #568
• US rank: #5342

Category grades

Amenities F Commute F Cost of living D+ 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: Bucks County · 506,477 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 28,509
• Household income: $118,256
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1032.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Italian 4% Slovak 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -313.87%
• Current HPI: 296.1029
• Rent YoY: ▲ 1.88%
• 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

+130.8% since first listed

9 events — show timeline

• 2026-04-13 Pending — BRIGHT MLS
• 2026-04-08 Price Changed $150,000 BRIGHT MLS
• 2026-03-21 Listed $160,000 BRIGHT MLS
• 2026-03-18 Coming Soon $160,000 BRIGHT MLS
• 2012-11-30 Sold (MLS) $48,000 TREND
• 2012-10-28 Pending — TREND
• 2012-08-31 Price Changed $50,000 TREND
• 2012-05-09 Price Changed $59,000 TREND
• 2012-03-12 Listed $65,000 TREND

Property tax history

+1.8%/yr

Latest (2026): $1,253 · +5.7% YoY. Source: county tax records.