398 Clear Creek Ct · Montgomery, PA 19454

$130,000

2 bd · 1.5 ba · 938 sqft · Manufactured public records · 93 Days on market

Built 1982 $139/sqft · 8% below area Est $142k · 8% under $669/mo HOA · 33% of rent ↓ 28% since listing

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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 +19.0/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +6.0/10.0
• Schools +5.2/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 398 Clear Creek Ct in the Neshaminy Falls 55+ Community. This well mainlined 2 Bed 2 Bath unit also has an attached sun-room. It has oak newer cabinets and two nicely sized bedroom. Washer and dryer are conveniently off the kitchen. This cozy unit won't last long, book your appointment today!

Key facts

• Oak newer cabinets
• Attached sun-room
• Community pool

Tags

• ATTACHED SUN-ROOM
• OAK NEWER CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.5% in Montgomery — 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 71/100 on livability (#727 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, 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; 5 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.58% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $141,663
• List price: $130,000
• Delta: -8.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-8,646
• Equity at exit: $19,383

10-year hold

• IRR: 6.4%
• Equity multiple: 1.54×
• Total profit: $19,595
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$682
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$54
• HOA: −$669
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $135

Break-even live

Break-even rent $1,881

Max offer price $130,000

Occupancy floor 88%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	1d	17	1.08mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	2d	1	1.14mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	19d	1	1.25mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	44d	1	1.28mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	11d	1	1.30mi

HOA detail

• Monthly dues: $669 · $8,028/yr

Listing history 17 events

1. 2026-06-18
   days on market $130,000 Active 93 DOM
2. 2026-06-17
   days on market $130,000 Active 92 DOM
3. 2026-06-16
   days on market $130,000 Active 91 DOM
4. 2026-06-15
   days on market $130,000 Active 90 DOM
5. 2026-06-13
   days on market $130,000 Active 88 DOM
6. 2026-06-13
   days on market $130,000 Active 87 DOM
7. 2026-06-09
   days on market $130,000 Active 84 DOM
8. 2026-06-08
   days on market $130,000 Active 83 DOM
9. 2026-06-07
   days on market $130,000 Active 82 DOM
10. 2026-06-03
    days on market $130,000 Active 78 DOM
11. 2026-06-02
    days on market $130,000 Active 77 DOM
12. 2026-06-01
    days on market $130,000 Active 76 DOM
13. 2026-05-31
    days on market $130,000 Active 75 DOM
14. 2026-05-08
    price $130,000 304-char remark

    Show marketing remark (304 chars)

    Welcome to 398 Clear Creek Ct in the Neshaminy Falls 55+ Community. This well mainlined 2 Bed 2 Bath unit also has an attached sun-room. It has oak newer cabinets and two nicely sized bedroom. Washer and dryer are conveniently off the kitchen. This cozy unit won't last long, book your appointment today!

15. 2026-04-09
    price $150,000 304-char remark

    Show marketing remark (304 chars)

    Welcome to 398 Clear Creek Ct in the Neshaminy Falls 55+ Community. This well mainlined 2 Bed 2 Bath unit also has an attached sun-room. It has oak newer cabinets and two nicely sized bedroom. Washer and dryer are conveniently off the kitchen. This cozy unit won't last long, book your appointment today!

16. 2026-03-30
    price $170,000 304-char remark

    Show marketing remark (304 chars)

    Welcome to 398 Clear Creek Ct in the Neshaminy Falls 55+ Community. This well mainlined 2 Bed 2 Bath unit also has an attached sun-room. It has oak newer cabinets and two nicely sized bedroom. Washer and dryer are conveniently off the kitchen. This cozy unit won't last long, book your appointment today!

17. 2026-03-17
    listed $180,000 Active 304-char remark

    Show marketing remark (304 chars)

    Welcome to 398 Clear Creek Ct in the Neshaminy Falls 55+ Community. This well mainlined 2 Bed 2 Bath unit also has an attached sun-room. It has oak newer cabinets and two nicely sized bedroom. Washer and dryer are conveniently off the kitchen. This cozy unit won't last long, book your appointment 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: $976 · $81/mo
• Projected year-2 tax: $1,515 · $126/mo
• Expected delta: +$539/yr (+$45/mo · 55.2%)

ⓘ 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: $24,633
• − Mortgage interest: −$7,282
• − Property taxes: −$976
• − Insurance: −$650
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$8,028
• − Depreciation: −$3,782
• Taxable loss: −$26
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,632/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 — Montgomery

• Score: 71/100
• State rank: #727
• US rank: #7279

Category grades

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

-27.8% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $130,000 BRIGHT MLS
• 2026-04-09 Price Changed $150,000 BRIGHT MLS
• 2026-03-30 Price Changed $170,000 BRIGHT MLS
• 2026-03-17 Listed $180,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $976 · +6.8% YoY. Source: county tax records.