3000 E High St #83 · Sanatoga, PA 19464

$20,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 51 Days on market

Built 1969 ↓ 20% 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor alert! This manufactured home was recently tenant occupied and needs an overhaul. Located in Hilltop Estates some sweat equity will go a long way. Two bedrooms, 1 1/2 bath, kitchen connecting to living room, large enclosed porch and separate laundry room.   Property is being sold "As Is" and seller is willing to review all reasonable offers. Listed at $25,000.00.

Key facts

• Built 1969
• Listed 51 days

Property features AI

Finance

• Other: Ownership: Ground rent; Finished above‑grade area reported (assessor)
• Financial info: Ground rent payment: $725 per month
• HOA & community: Ground rent exists; paid monthly

Exterior

• Parking: On‑street parking
• Utilities: Public water; Public sewer; Electric available; Propane; Electric hot water
• Home design: Mobile home (pre‑1976), Richardson model
• Construction: Vinyl siding and mixed exterior materials; Roof: Unknown
• Exterior features: Not in a federal flood zone; Above grade and below grade structures noted

Interior

• Kitchen: Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Forced air heating (oil); Electric cooling
• Interior features: Living Room; Kitchen; Laundry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.
• Cap rate 65.9% vs local median 3.1% in Sanatoga — 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 74/100 on livability (#526 in PA, #4,881 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Pottsgrove SD (suburban): math 29% / reading 50% proficiency, ranked #318 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lower Pottsgrove El Sch (math 30% / reading 49%, grade F, #947 of 1,518 statewide, top 65%, 661 students, 48% FRL); Pottsgrove Ms (math 17% / reading 51%, grade F, #334 of 512 statewide, top 67%, 697 students, 49% FRL); Pottsgrove Shs (math 60% / reading 30%, grade D-, #192 of 437 statewide, top 44%, 1,021 students, 34% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 213 active listings in the ZIP; 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 $138 of loan paydown is wiped out by about $600 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 + 4.9% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 7.33% ✓
• Cap rate: 65.85%
• Cash-on-cash: 212.72%
• DSCR: 10.46
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.24×
• Total profit: $62,925
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 27.56×
• Total profit: $148,753
• Equity at exit: $1,729

Cash invested: $5,600 (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 19464

• Rents YoY: 4.9%
• Active inventory: 213
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $993

Break-even live

Break-even rent $210

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,004	-5% $998	+0% $993	+5% $987	+10% $981
Rent	-10% $877	-5% $935	+0% $993	+5% $1,051	+10% $1,109
Rate	-1.0pp $1,003	-0.5pp $998	base $993	+0.5pp $987	+1.0pp $982

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $20,000 Pending 51 DOM
2. 2026-06-09
   days on market $20,000 Active 48 DOM
3. 2026-06-08
   days on market $20,000 Active 47 DOM
4. 2026-06-07
   days on market $20,000 Active 46 DOM
5. 2026-06-04
   days on market $20,000 Active 43 DOM
6. 2026-06-03
   days on market $20,000 Active 42 DOM
7. 2026-06-02
   days on market $20,000 Active 41 DOM
8. 2026-06-01
   days on market $20,000 Active 40 DOM
9. 2026-05-31
   days on market $20,000 Active 39 DOM
10. 2026-04-22
    listed $25,000 Active 394-char remark

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $631 · $53/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 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,597
• − Mortgage interest: −$1,120
• − Property taxes: −$631
• − Insurance: −$100
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$582
• Taxable income: $12,348
• Est. tax owed @ 24.0%: −$2,964
• After-tax cash flow: $8,949/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: Pottsgrove SD
• NCES district ID: 4219650
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $71,814
• Composite: 36.08/100
• National rank: #4763
• State rank: #318 of 539 in PA

Livability — Sanatoga

• Score: 74/100
• State rank: #526
• US rank: #4881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanatoga, PA
• County: Montgomery County · 712,331 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,101
• Household income: $79,787
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 1797.0

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% Black 15% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

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: ▼ -253.73%
• Current HPI: 271.9399
• Rent YoY: ▲ 4.93%
• 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

-20.0% since first listed

3 events — show timeline

• 2026-06-12 Pending — BRIGHT MLS
• 2026-05-22 Price Changed $20,000 BRIGHT MLS
• 2026-04-22 Listed $25,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $631 · +3.7% YoY. Source: county tax records.