77 Ivy Cir · Lower Providence, PA 19403

$45,000

3 bd · 2.0 ba · 858 sqft · Manufactured public records · 39 Days on market

Built 2009 ↓ 36% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Make Offer! Welcome to 77 Ivy Circle, a well-maintained 3-bedroom, 2-bath modular home located in the Sunnyside community of Lower Providence Township. This home offers comfortable one-floor living with a bright living room, spacious eat-in kitchen with ample cabinetry, and a primary suite featuring a private full bath. Two additional bedrooms and a full hall bath provide flexible space for guests, home office, or hobbies. Ideally situated just minutes from Evansburg State Park, offering miles of walking and biking trails, fishing, and outdoor recreation. Convenient access to major routes including 422 and Ridge Pike makes commuting easy. Close to shopping, dining, and entertainment at Providence Town Center and nearby Collegeville and Audubon. Located in the highly regarded Methacton School District. Lot lease is $1,071 which includes water, sewer and trash. Affordable living in a convenient Montgomery County location—schedule your showing today!

Key facts

• Flexible space
• Outdoor recreation
• One floor living

Tags

• ONE FLOOR LIVING
• SPACIOUS EAT IN KITCHEN
• PRIVATE FULL BATH
• FLEXIBLE SPACE
• WALKING AND BIKING TRAILS
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Methacton SD (suburban): math 51% / reading 72% proficiency, ranked #43 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.3%/yr); 148 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $311 of loan paydown is wiped out by about $1k 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 + 4.3% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 4.53% ✓
• Cap rate: 40.01%
• Cash-on-cash: 120.41%
• DSCR: 6.36
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.03×
• Total profit: $75,928
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 15.38×
• Total profit: $181,138
• Equity at exit: $3,891

Cash invested: $12,600 (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 19403

• Rents YoY: 4.3%
• Active inventory: 148
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $1,264

Break-even live

Break-even rent $439

Max offer price $45,000

Occupancy floor 33%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5081 Defford Pl Fl (UNIT A) Eagleville, PA	2.0	1.0	900	$1,650	$1.83	18d	1	0.66mi
313 Conestoga Way Norristown, PA	2.0	1.5	950	$1,715	$1.81	44d	1	0.78mi
2070 Mill Rd West Norriton, PA	1.0–3.0	1.0–2.0	927	$2,420	$2.61	1d	14	1.20mi

Listing history 5 events

1. 2026-05-18
   status Pending 987-char remark

   Show marketing remark (987 chars)

   Motivated Seller! Make Offer! Welcome to 77 Ivy Circle, a well-maintained 3-bedroom, 2-bath modular home located in the Sunnyside community of Lower Providence Township. This home offers comfortable one-floor living with a bright living room, spacious eat-in kitchen with ample cabinetry, and a primary suite featuring a private full bath. Two additional bedrooms and a full hall bath provide flexible space for guests, home office, or hobbies. Ideally situated just minutes from Evansburg State Park, offering miles of walking and biking trails, fishing, and outdoor recreation. Convenient access to major routes including 422 and Ridge Pike makes commuting easy. Close to shopping, dining, and entertainment at Providence Town Center and nearby Collegeville and Audubon. Located in the highly regarded Methacton School District. Lot lease is $1,071 which includes water, sewer and trash. Affordable living in a convenient Montgomery County location—schedule your showing today!

2. 2026-05-16
   price $45,000 987-char remark

   Show marketing remark (987 chars)

   Motivated Seller! Make Offer! Welcome to 77 Ivy Circle, a well-maintained 3-bedroom, 2-bath modular home located in the Sunnyside community of Lower Providence Township. This home offers comfortable one-floor living with a bright living room, spacious eat-in kitchen with ample cabinetry, and a primary suite featuring a private full bath. Two additional bedrooms and a full hall bath provide flexible space for guests, home office, or hobbies. Ideally situated just minutes from Evansburg State Park, offering miles of walking and biking trails, fishing, and outdoor recreation. Convenient access to major routes including 422 and Ridge Pike makes commuting easy. Close to shopping, dining, and entertainment at Providence Town Center and nearby Collegeville and Audubon. Located in the highly regarded Methacton School District. Lot lease is $1,071 which includes water, sewer and trash. Affordable living in a convenient Montgomery County location—schedule your showing today!

3. 2026-05-02
   price $50,000 987-char remark

   Show marketing remark (987 chars)

   Motivated Seller! Make Offer! Welcome to 77 Ivy Circle, a well-maintained 3-bedroom, 2-bath modular home located in the Sunnyside community of Lower Providence Township. This home offers comfortable one-floor living with a bright living room, spacious eat-in kitchen with ample cabinetry, and a primary suite featuring a private full bath. Two additional bedrooms and a full hall bath provide flexible space for guests, home office, or hobbies. Ideally situated just minutes from Evansburg State Park, offering miles of walking and biking trails, fishing, and outdoor recreation. Convenient access to major routes including 422 and Ridge Pike makes commuting easy. Close to shopping, dining, and entertainment at Providence Town Center and nearby Collegeville and Audubon. Located in the highly regarded Methacton School District. Lot lease is $1,071 which includes water, sewer and trash. Affordable living in a convenient Montgomery County location—schedule your showing today!

4. 2026-04-20
   price $59,000 987-char remark

   Show marketing remark (987 chars)

   Motivated Seller! Make Offer! Welcome to 77 Ivy Circle, a well-maintained 3-bedroom, 2-bath modular home located in the Sunnyside community of Lower Providence Township. This home offers comfortable one-floor living with a bright living room, spacious eat-in kitchen with ample cabinetry, and a primary suite featuring a private full bath. Two additional bedrooms and a full hall bath provide flexible space for guests, home office, or hobbies. Ideally situated just minutes from Evansburg State Park, offering miles of walking and biking trails, fishing, and outdoor recreation. Convenient access to major routes including 422 and Ridge Pike makes commuting easy. Close to shopping, dining, and entertainment at Providence Town Center and nearby Collegeville and Audubon. Located in the highly regarded Methacton School District. Lot lease is $1,071 which includes water, sewer and trash. Affordable living in a convenient Montgomery County location—schedule your showing today!

5. 2026-04-09
   listed $70,000 Active 987-char remark

   Show marketing remark (987 chars)

   Motivated Seller! Make Offer! Welcome to 77 Ivy Circle, a well-maintained 3-bedroom, 2-bath modular home located in the Sunnyside community of Lower Providence Township. This home offers comfortable one-floor living with a bright living room, spacious eat-in kitchen with ample cabinetry, and a primary suite featuring a private full bath. Two additional bedrooms and a full hall bath provide flexible space for guests, home office, or hobbies. Ideally situated just minutes from Evansburg State Park, offering miles of walking and biking trails, fishing, and outdoor recreation. Convenient access to major routes including 422 and Ridge Pike makes commuting easy. Close to shopping, dining, and entertainment at Providence Town Center and nearby Collegeville and Audubon. Located in the highly regarded Methacton School District. Lot lease is $1,071 which includes water, sewer and trash. Affordable living in a convenient Montgomery County location—schedule your showing today!

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,479
• − Mortgage interest: −$2,521
• − Property taxes: −$1,109
• − Insurance: −$225
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$1,309
• Taxable income: $15,398
• Est. tax owed @ 24.0%: −$3,696
• After-tax cash flow: $11,477/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: Methacton SD
• NCES district ID: 4214250
• Math proficiency: 51% ▼ -13.00%
• Reading proficiency: 72% ▼ -4.00%
• Median HH income: $96,234
• Composite: 56.66/100
• National rank: #1135
• State rank: #43 of 539 in PA

Livability — Lower Providence

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Trooper, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 44,017
• Household income: $104,071
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1088.0

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 (75%)
• Race & ethnicity: White 75% Asian 9% Black 8% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Subsaharan African 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -245.63%
• Current HPI: 290.0201
• Rent YoY: ▲ 4.27%
• 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

-35.7% since first listed

5 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-16 Price Changed $45,000 BRIGHT MLS
• 2026-05-02 Price Changed $50,000 BRIGHT MLS
• 2026-04-20 Price Changed $59,000 BRIGHT MLS
• 2026-04-09 Listed $70,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $1,109 · +5.1% YoY. Source: county tax records.