1620 Sumneytown Pike · Woxall, PA 19438

$110,000

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 9 Days on market

Built 1978 0.52 ac lot $131/sqft · 57% below area

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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 +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

Key facts

• Half-acre lot
• Breakfast bar
• Updated bathroom

Tags

• RENOVATED MOBILE HOME
• HALF-ACRE LOT
• NEWLY RENOVATED KITCHEN
• BREAKFAST BAR
• PLENTY OF CABINET STORAGE
• UPDATED BATHROOM

Property features AI

Exterior

• Utilities: Water from a private well; On-site septic system; Electric service available
• Home design: Manufactured home; One-story living (all main-level bedrooms and bath)
• Construction: Vinyl siding exterior; Above-grade finished area estimated at 840; Other structures listed above and below grade
• Exterior features: Not in a federal flood zone; Tidal water: none

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Heating fuel: oil and electric; Ductless / mini-split cooling (electric)
• Interior features: Estimated living area; No basement; Living Room and Kitchen included among rooms
• Laundry & utility: Hot water is electric

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

Location & tenants

• Location reads 65/100 on livability (#1,110 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Souderton Area SD (suburban): math 53% / reading 67% proficiency, ranked #59 of 539 in PA (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 93 active listings in the ZIP; 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 $761 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 + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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 $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $110,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.02% ✓
• Cap rate: 17.49%
• Cash-on-cash: 40.00%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $254,040
• List price: $110,000
• Delta: -56.70%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 2.54×
• Total profit: $47,572
• Equity at exit: $16,401

10-year hold

• IRR: 43.0%
• Equity multiple: 5.08×
• Total profit: $125,677
• Equity at exit: $9,511

Cash invested: $30,800 (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 19438

• Active inventory: 93
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,027

Break-even live

Break-even rent $925

Max offer price $110,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,089	-5% $1,058	+0% $1,027	+5% $995	+10% $964
Rent	-10% $851	-5% $939	+0% $1,027	+5% $1,114	+10% $1,202
Rate	-1.0pp $1,082	-0.5pp $1,055	base $1,027	+0.5pp $998	+1.0pp $969

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-12
   listed $110,000 Active 1448-char remark
2. 2025-06-03
   historical
3. 2025-05-21
   listed $139,000 Active
4. 2021-01-25
   soldstatus $50,000
5. 2020-12-30
   soldstatus $50,000 Sold

   Show marketing remark (208 chars)

   This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

6. 2020-12-30
   soldstatus $50,000 Closed

   Show marketing remark (208 chars)

   This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

7. 2020-12-01
   status Pending

   Show marketing remark (208 chars)

   This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

8. 2020-12-01
   status Pending

   Show marketing remark (208 chars)

   This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

9. 2020-11-24
   price $50,000

   Show marketing remark (208 chars)

   This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

10. 2020-11-24
    price $50,000

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

11. 2020-11-24
    status Active

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

12. 2020-11-24
    status Active

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

13. 2020-10-17
    historical

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

14. 2020-09-19
    status Pending

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

15. 2020-09-19
    status Pending

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

16. 2020-09-19
    historical

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

17. 2020-08-19
    listed $79,900 Active

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

18. 2020-08-19
    listed $79,900 Active

    Show marketing remark (208 chars)

    This 842 sq. ft. home sits on a . 52 acre lot and features 3 bedrooms and 1 bath. Built in 1978, it has easy access to the nearby schools, grocery stores, and nearby coffee shops. Schedule your showing today!

19. 2010-09-24
    historical
20. 2009-10-27
    listed $74,900
21. 1993-09-29
    soldstatus $40,000
22. 1990-06-13
    soldstatus $77,500
23. 1986-08-12
    soldstatus $27,500
24. 1985-04-30
    soldstatus $20,000

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,518 · $127/mo
• Expected delta: +$220/yr (+$18/mo · 16.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,695
• − Mortgage interest: −$6,162
• − Property taxes: −$1,298
• − Insurance: −$550
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$3,200
• Taxable income: $11,214
• Est. tax owed @ 24.0%: −$2,691
• After-tax cash flow: $9,627/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: Souderton Area SD
• NCES district ID: 4221870
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $79,449
• Composite: 53.84/100
• National rank: #1411
• State rank: #59 of 539 in PA

Livability — Woxall

• Score: 65/100
• State rank: #1110
• US rank: #12626

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety F 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): 25,438
• Household income: $138,134
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 653.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Two or more races 6% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 2%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Asian/Pacific 1% Vietnamese 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: ▼ -190.96%
• Current HPI: 280.149
• Rent YoY: —
• 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

+450.0% since first listed

26 events — show timeline

• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-21 Listing Removed — BRIGHT MLS
• 2026-05-12 Listed $110,000 BRIGHT MLS
• 2025-06-03 Listing Removed — BRIGHT MLS
• 2025-05-21 Listed $139,000 BRIGHT MLS
• 2021-01-25 Sold (Public Records) $50,000 Public Records
• 2020-12-30 Sold (MLS) $50,000 BRIGHT MLS
• 2020-12-30 Sold (MLS) $50,000 GLVRMLS
• 2020-12-01 Pending — BRIGHT MLS
• 2020-12-01 Pending — GLVRMLS
• 2020-11-24 Price Changed $50,000 BRIGHT MLS
• 2020-11-24 Price Changed $50,000 GLVRMLS
• 2020-11-24 Relisted — BRIGHT MLS
• 2020-11-24 Relisted — GLVRMLS
• 2020-10-17 Listing Removed — GLVRMLS
• 2020-09-19 Pending — BRIGHT MLS
• 2020-09-19 Pending — GLVRMLS
• 2020-09-19 Listing Removed — BRIGHT MLS
• 2020-08-19 Listed $79,900 BRIGHT MLS
• 2020-08-19 Listed $79,900 GLVRMLS
• 2010-09-24 Listing Removed — BRIGHT MLS
• 2009-10-27 Listed $74,900 BRIGHT MLS
• 1993-09-29 Sold (Public Records) $40,000 Public Records
• 1990-06-13 Sold (Public Records) $77,500 Public Records
• 1986-08-12 Sold (Public Records) $27,500 Public Records
• 1985-04-30 Sold (Public Records) $20,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $1,298 · +4.0% YoY. Source: county tax records.