106 Tulip Dr · Hatfield, PA 19440

$159,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 37 Days on market

Built 2005

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1152 square foot mobile / manufactured home has 3 bedrooms and 2.0 bathrooms. This home is located at 106 Tulip Dr, Hatfield, PA 19440.

Key facts

• Built 2005
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.5% in Hatfield — 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 (#477 in PA, #4,384 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, cost of living B+; Watch: amenities D, 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 soft (-1.2%/yr); 49 active listings in the ZIP; 8 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 $1k of loan paydown is wiped out by about $5k 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 + 0.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($155k) 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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?
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: 1.41% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.27×
• Total profit: $12,140
• Equity at exit: $23,842

10-year hold

• IRR: 13.7%
• Equity multiple: 1.95×
• Total profit: $42,596
• Equity at exit: $13,825

Cash invested: $44,772 (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 19440

• Rents YoY: -1.2%
• Active inventory: 49
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$839
• Tax from tax record: −$175 /mo · $2,099/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $701

Break-even live

Break-even rent $1,367

Max offer price $159,900

Occupancy floor 64%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Elroy Rd Hatfield, PA	2.0	1.0	763	$1,650	$2.16	1d	2	0.52mi
2730 Jean Dr Hatfield, PA	2.0	2.0	1382	$2,400	$1.74	1d	1	0.65mi
2701 Elroy Rd Hatfield, PA	1.0–2.0	1.0–1.5	876	$2,095	$2.39	1d	27	0.68mi
29 Poplar St Hatfield, PA	1.0–2.0	1.0	637	$1,750	$2.75	1d	1	0.72mi
100 Jacobs Hall Ln Lansdale, PA	1.0–3.0	1.0–2.5	1348	$3,604	$2.67	1d	9	1.04mi
2058 Maple Ave Hatfield, PA	2.0	1.0	550	$1,790	$3.25	1d	38	1.11mi
1158 Welsh Rd Lansdale, PA	1.0–2.0	1.0–1.5	880	$1,880	$2.14	1d	19	1.34mi
31 W End Dr Lansdale, PA	3.0	2.0	1380	$3,100	$2.25	16d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $159,900 Active 37 DOM
2. 2026-06-17
   days on market $159,900 Active 36 DOM
3. 2026-06-16
   days on market $159,900 Active 35 DOM
4. 2026-06-15
   days on market $159,900 Active 34 DOM
5. 2026-06-13
   days on market $159,900 Active 32 DOM
6. 2026-06-13
   days on market $159,900 Active 31 DOM
7. 2026-06-09
   days on market $159,900 Active 28 DOM
8. 2026-06-08
   days on market $159,900 Active 27 DOM
9. 2026-06-07
   days on market $159,900 Active 26 DOM
10. 2026-06-03
    days on market $159,900 Active 22 DOM
11. 2026-06-02
    days on market $159,900 Active 21 DOM
12. 2026-06-01
    days on market $159,900 Active 20 DOM
13. 2026-05-31
    days on market $159,900 Active 19 DOM
14. 2026-05-12
    listed $159,900 Active 140-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: $2,099 · $175/mo
• Projected year-2 tax: $2,312 · $193/mo
• Expected delta: +$214/yr (+$18/mo · 10.2%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,052
• − Mortgage interest: −$8,957
• − Property taxes: −$2,099
• − Insurance: −$800
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$4,652
• Taxable income: $6,217
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $6,918/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 — Hatfield

• Score: 74/100
• State rank: #477
• US rank: #4384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• City population: 19,431
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,431
• Household income: $99,408
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 427.0

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 (70%)
• Race & ethnicity: White 70% Asian 14% Two or more races 7% Black 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 2%
• Foreign-born: 15% · Canada, Vietnam, South Korea
• Languages at home: 79% English-only · Other Indo-European 8% Spanish 4% Arabic 2%

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: ▼ -295.82%
• Current HPI: 276.9238
• Rent YoY: ▼ -1.18%
• 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

1 event — show timeline

• 2026-05-12 Listed $159,900 FSBO.com

Property tax history

+3.1%/yr

Latest (2026): $2,099 · +3.7% YoY. Source: county tax records.