120 Bratton Dr · Audubon, PA 19403

$88,500

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 12 Days on market

Built 2003

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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 +5.7/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and Very Large! 5 Years Young. Appliances are negotiable. All 3 bedrooms have walk-in-closets. Convenient location, close to almost everything. A Must See!

Key facts

• 2 parking spots
• Built 2003
• Listed 11 days

Property features AI

Finance

• Other: Pets allowed with breed and number restrictions
• Financial info: Annual ground rent listed under income/expense
• HOA & community: Land lease with monthly ground rent ($902) — 100 years remaining; Property manager present

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home (double wide); Estimated year built; Pitched shingle roof
• Construction: Vinyl siding; Double wide mobile home — 24 ft by 52 ft
• Exterior features: Deck(s); Ground rent exists (land lease)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Tub/shower; Open floor plan with combined dining and living area; Eat-in kitchen; Ceiling fans; Walk-in closets
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $88k).

Location & tenants

• Location reads 71/100 on livability (#697 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.
• 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $612 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $62k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $88,500

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. 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.
3. 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.
4. 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: 2.90% ✓
• Cap rate: 25.50%
• Cash-on-cash: 68.61%
• DSCR: 4.05
• GRM: 2.9

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: 69.5%
• Equity multiple: 4.20×
• Total profit: $79,248
• Equity at exit: $13,196

10-year hold

• IRR: 73.9%
• Equity multiple: 9.04×
• Total profit: $199,313
• Equity at exit: $7,652

Cash invested: $24,780 (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: 2.9×

Monthly cashflow live

• Estimated rent: $2,563 high
• Mortgage (P&I): −$464
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,417

Break-even live

Break-even rent $769

Max offer price $88,500

Occupancy floor 40%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Penn Cir King of Prussia, PA	2.0	1.0–2.0	727	$1,997	$2.75	1d	12	0.59mi
1776 Patriots Ln Eagleville, PA	2.0	2.0	1123	$2,705	$2.41	1d	10	0.73mi
1876 Minutemen Ln Norristown, PA	1.0–2.0	1.0–2.0	879	$2,569	$2.92	1d	21	0.77mi
751 Vandenburg Rd King of Prussia, PA	2.0	1.0–2.5	988	$3,199	$3.24	1d	26	1.16mi
131 Mill Grove Dr Audubon, PA	1.0–3.0	1.0–2.5	1200	$2,650	$2.21	1d	19	1.43mi
131 Mill Grove Dr Audubon, PA	1.0–3.0	1.0–2.5	1200	$2,665	$2.22	44d	24	1.43mi

Listing history 10 events

1. 2026-06-18
   days on market $88,500 Active 12 DOM
2. 2026-06-17
   days on market $88,500 Active 11 DOM
3. 2026-06-16
   days on market $88,500 Active 10 DOM
4. 2026-06-15
   days on market $88,500 Active 9 DOM
5. 2026-06-13
   days on market $88,500 Active 7 DOM
6. 2026-06-13
   days on market $88,500 Active 6 DOM
7. 2026-06-09
   days on market $88,500 Active 3 DOM
8. 2026-06-08
   days on market $88,500 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $88,500 Active 1 DOM

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,339 · $112/mo
• Expected delta: +$59/yr (+$5/mo · 4.6%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,752
• − Mortgage interest: −$4,957
• − Property taxes: −$1,280
• − Insurance: −$442
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$2,575
• Taxable income: $16,577
• Est. tax owed @ 24.0%: −$3,978
• After-tax cash flow: $13,023/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 — Audubon

• Score: 71/100
• State rank: #697
• US rank: #6829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+28.3% since first listed

4 events — show timeline

• 2026-06-07 Listed $88,500 BRIGHT MLS
• 2008-03-31 Sold (MLS) $62,000 BRIGHT MLS
• 2008-01-29 Listing Removed — BRIGHT MLS
• 2008-01-10 Listed $69,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $1,280 · +5.1% YoY. Source: county tax records.