50 Neshaminy Falls Cir · Montgomery, PA 19454

$115,000

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 32 Days on market

Built 1980 $120/sqft · 22% below area Est $147k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home is priced to sell! Open layout, convenient location to the club house. This 3 bedroom 2 full bath home has wall to wall carpeting, fresh paint, large open kitchen with breakfast bar, bright sunroom leads into huge Great Room perfect for entertaining with wood burning stove. Spacious family room with electric fireplace looking into kitchen. Convenient laundry with additional storage and small deck off the back. Master Bedroom has large closet with plenty of space and master bathroom. Two additional bedrooms with good closet space. All appliances are included. Shed out back for additional storage. Neshaminy Falls community is a beautiful active adult community located in Montgomery Township. The Club has a full time Social Director, bus transportation to local shops, exercise room and outdoor pool. Don't miss your opportunity to view this one of a kind home.

Key facts

• Community pool
• Built 1980
• Listed 32 days

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Manufactured home; Double wide; Land lease community (land lease approximately $750 per month; about 1 year remaining); Senior community, age 55+
• Construction: Vinyl siding
• Exterior features: Community pool; Pets allowed (cats and dogs; number limit applies)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 11d 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 $795 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 + 4.6% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $25k; list at $115k implies a 360% gain — meaningful room to come down on a strong offer.

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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.79% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.93%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $146,720
• List price: $115,000
• Delta: -21.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 2.33×
• Total profit: $42,743
• Equity at exit: $17,147

10-year hold

• IRR: 39.0%
• Equity multiple: 4.92×
• Total profit: $126,260
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$603
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $911

Break-even live

Break-even rent $903

Max offer price $115,000

Occupancy floor 51%

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: $28,750
• Closing costs: $3,450
• 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	0.86mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	1d	1	0.94mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	19d	1	1.08mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	43d	1	1.10mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	11d	1	1.11mi

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 32 DOM
2. 2026-06-17
   days on market $115,000 Active 31 DOM
3. 2026-06-16
   days on market $115,000 Active 30 DOM
4. 2026-06-15
   days on market $115,000 Active 29 DOM
5. 2026-06-13
   days on market $115,000 Active 27 DOM
6. 2026-06-13
   days on market $115,000 Active 26 DOM
7. 2026-06-09
   days on market $115,000 Active 23 DOM
8. 2026-06-08
   days on market $115,000 Active 22 DOM
9. 2026-06-07
   days on market $115,000 Active 21 DOM
10. 2026-06-03
    days on market $115,000 Active 17 DOM
11. 2026-06-02
    days on market $115,000 Active 16 DOM
12. 2026-06-01
    days on market $115,000 Active 15 DOM
13. 2026-05-31
    days on market $115,000 Active 14 DOM
14. 2026-05-18
    listed $115,000 Active 1482-char remark
15. 2026-05-08
    historical $115,000 1482-char remark
16. 2015-04-14
    soldstatus $25,000 878-char remark

    Show marketing remark (878 chars)

    This home is priced to sell! Open layout, convenient location to the club house. This 3 bedroom 2 full bath home has wall to wall carpeting, fresh paint, large open kitchen with breakfast bar, bright sunroom leads into huge Great Room perfect for entertaining with wood burning stove. Spacious family room with electric fireplace looking into kitchen. Convenient laundry with additional storage and small deck off the back. Master Bedroom has large closet with plenty of space and master bathroom. Two additional bedrooms with good closet space. All appliances are included. Shed out back for additional storage. Neshaminy Falls community is a beautiful active adult community located in Montgomery Township. The Club has a full time Social Director, bus transportation to local shops, exercise room and outdoor pool. Don't miss your opportunity to view this one of a kind home.

17. 2015-04-14
    soldstatus $25,000 Sold

    Show marketing remark (878 chars)

    This home is priced to sell! Open layout, convenient location to the club house. This 3 bedroom 2 full bath home has wall to wall carpeting, fresh paint, large open kitchen with breakfast bar, bright sunroom leads into huge Great Room perfect for entertaining with wood burning stove. Spacious family room with electric fireplace looking into kitchen. Convenient laundry with additional storage and small deck off the back. Master Bedroom has large closet with plenty of space and master bathroom. Two additional bedrooms with good closet space. All appliances are included. Shed out back for additional storage. Neshaminy Falls community is a beautiful active adult community located in Montgomery Township. The Club has a full time Social Director, bus transportation to local shops, exercise room and outdoor pool. Don't miss your opportunity to view this one of a kind home.

18. 2015-03-28
    status Under Contract

    Show marketing remark (878 chars)

    This home is priced to sell! Open layout, convenient location to the club house. This 3 bedroom 2 full bath home has wall to wall carpeting, fresh paint, large open kitchen with breakfast bar, bright sunroom leads into huge Great Room perfect for entertaining with wood burning stove. Spacious family room with electric fireplace looking into kitchen. Convenient laundry with additional storage and small deck off the back. Master Bedroom has large closet with plenty of space and master bathroom. Two additional bedrooms with good closet space. All appliances are included. Shed out back for additional storage. Neshaminy Falls community is a beautiful active adult community located in Montgomery Township. The Club has a full time Social Director, bus transportation to local shops, exercise room and outdoor pool. Don't miss your opportunity to view this one of a kind home.

19. 2015-03-17
    historical 878-char remark

    Show marketing remark (878 chars)

    This home is priced to sell! Open layout, convenient location to the club house. This 3 bedroom 2 full bath home has wall to wall carpeting, fresh paint, large open kitchen with breakfast bar, bright sunroom leads into huge Great Room perfect for entertaining with wood burning stove. Spacious family room with electric fireplace looking into kitchen. Convenient laundry with additional storage and small deck off the back. Master Bedroom has large closet with plenty of space and master bathroom. Two additional bedrooms with good closet space. All appliances are included. Shed out back for additional storage. Neshaminy Falls community is a beautiful active adult community located in Montgomery Township. The Club has a full time Social Director, bus transportation to local shops, exercise room and outdoor pool. Don't miss your opportunity to view this one of a kind home.

20. 2015-02-20
    listed $35,900 Active

    Show marketing remark (878 chars)

    This home is priced to sell! Open layout, convenient location to the club house. This 3 bedroom 2 full bath home has wall to wall carpeting, fresh paint, large open kitchen with breakfast bar, bright sunroom leads into huge Great Room perfect for entertaining with wood burning stove. Spacious family room with electric fireplace looking into kitchen. Convenient laundry with additional storage and small deck off the back. Master Bedroom has large closet with plenty of space and master bathroom. Two additional bedrooms with good closet space. All appliances are included. Shed out back for additional storage. Neshaminy Falls community is a beautiful active adult community located in Montgomery Township. The Club has a full time Social Director, bus transportation to local shops, exercise room and outdoor pool. Don't miss your opportunity to view this one of a kind home.

21. 2015-02-19
    listed $35,900 878-char remark

    Show marketing remark (878 chars)

    This home is priced to sell! Open layout, convenient location to the club house. This 3 bedroom 2 full bath home has wall to wall carpeting, fresh paint, large open kitchen with breakfast bar, bright sunroom leads into huge Great Room perfect for entertaining with wood burning stove. Spacious family room with electric fireplace looking into kitchen. Convenient laundry with additional storage and small deck off the back. Master Bedroom has large closet with plenty of space and master bathroom. Two additional bedrooms with good closet space. All appliances are included. Shed out back for additional storage. Neshaminy Falls community is a beautiful active adult community located in Montgomery Township. The Club has a full time Social Director, bus transportation to local shops, exercise room and outdoor pool. Don't miss your opportunity to view this one of a kind home.

22. 2015-02-12
    historical
23. 2014-12-17
    listed $49,900
24. 2014-12-01
    historical
25. 2014-06-17
    listed $59,900
26. 2013-11-30
    historical
27. 2013-06-16
    listed $79,800

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$533/yr (+$44/mo · 70.8%)

ⓘ 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: $24,671
• − Mortgage interest: −$6,442
• − Property taxes: −$752
• − Insurance: −$575
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$3,345
• Taxable income: $9,609
• Est. tax owed @ 24.0%: −$2,306
• After-tax cash flow: $8,620/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

+44.1% since first listed

14 events — show timeline

• 2026-05-18 Listed $115,000 BRIGHT MLS
• 2026-05-08 Coming Soon $115,000 BRIGHT MLS
• 2015-04-14 Sold (MLS) $25,000 TREND
• 2015-04-14 Sold (MLS) $25,000 BRIGHT MLS
• 2015-03-28 Pending — TREND
• 2015-03-17 Listing Removed — BRIGHT MLS
• 2015-02-20 Listed $35,900 TREND
• 2015-02-19 Listed $35,900 BRIGHT MLS
• 2015-02-12 Listing Removed — BRIGHT MLS
• 2014-12-17 Listed $49,900 BRIGHT MLS
• 2014-12-01 Listing Removed — BRIGHT MLS
• 2014-06-17 Listed $59,900 BRIGHT MLS
• 2013-11-30 Listing Removed — BRIGHT MLS
• 2013-06-16 Listed $79,800 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $752 · +6.8% YoY. Source: county tax records.