713 Cypress Ct · Montgomeryville, PA 19454

$245,000

2 bd · 2.0 ba · 920 sqft · Manufactured public records · 26 Days on market

Built 1987

---

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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further. Welcome to this beautiful, quiet street in the 55+ Senior Community in the Village of Neshaminy Falls. The lovely covered porch is ideal to enjoy your morning coffee. Upon entering the house you make way into a spacious living room with a coat closet. To the right of the living room is the primary bedroom with a large closet including your own full bath with a garden tub and vanity. When leaving the living room you enter into the kitchen. The kitchen has open cabinets up top to display your dishes, glassware and collectibles. The lower cabinets can be used for all your additional items, and the pantry is more than adequate for all your storage. The kitchen includes range, stainless steel range hood, refrigerator, dish washer, and counter top microwave. The dining room is off of the kitchen that leads into the sunroom with a bump out and sliding glass doors to the sizable deck. Fire up the grill, sit back and enjoy the evening on your deck. The second full bath will have a brand new walk in shower, and is also where your washer and dryer are located. The Village of Neshaminy Falls has a beautiful clubhouse with a game room, including billiards, a library, exercise room, and community pool. The clubhouse has a lovely hall that can be rented for your special occasions that has a fully equipped kitchen. The community has many clubs or groups that you can join like playing cards, bingo, arts and crafts, as well as social functions for community get togethers. The Social Group has trips like cruises and bus trips to so many beautiful destinations that are an absolute must do. The Village is convenient to Rt 309 to the PA Turnpike, as well as several supermarkets, restaurants and the Montgomery Mall. Don't wait too long to become a part of this heartwarming community. Make this house your home!

Key facts

• 2 parking spots
• Community pool
• Built 1987

Property features AI

Finance

• Financial info: Monthly land lease payment of $750; approximately 127 years remaining on land lease
• HOA & community: Community amenities include outdoor pool, club house, billiard room, fitness center, library, shuffleboard; Association maintains roads and common areas, and provides sewer, trash, and snow removal; Association fee includes pool(s), road maintenance, common area maintenance, sewer, trash, and snow removal

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service for heating, cooling, and hot water
• Home design: Manufactured home; Single-level (no basement); Located in a 55+ senior community; Land lease community
• Construction: Shingle siding; Shingle roof; Slab foundation; Built year source: Assessor
• Exterior features: Porches and decks; Community outdoor heated in-ground pool; Shed; No tidal water

Interior

• Kitchen: Dishwasher; Refrigerator; Single oven; Electric range/oven
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (including two full baths on main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling system; Electric hot water
• Interior features: Pantry; Free-standing electric fireplace (1)
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (13.1% below list).
• Recommended offer: $213k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.9% in Montgomeryville — 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 77/100 on livability (#327 in PA, #2,871 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living 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 rising fast (+4.6%/yr); 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $162k; list at $245k implies a 51% 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 $212,913 (13.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-24,173
• Equity at exit: $36,530

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $9,107
• Equity at exit: $21,183

Cash invested: $68,600 (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 19454

• Rents YoY: 4.6%
• Active inventory: 100
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $190

Break-even live

Break-even rent $1,889

Max offer price $245,000

Occupancy floor 86%

Sensitivity live

Price	-10% $329	-5% $259	+0% $190	+5% $121	+10% $51
Rent	-10% $22	-5% $106	+0% $190	+5% $274	+10% $358
Rate	-1.0pp $313	-0.5pp $252	base $190	+0.5pp $126	+1.0pp $62

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Stump Rd North Wales, PA	2.0	1.0–2.0	827	$2,742	$3.32	0d	16	1.13mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	3d	1	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $245,000 Active 26 DOM
2. 2026-06-18
   days on market $245,000 Active 23 DOM
3. 2026-06-17
   days on market $245,000 Active 22 DOM
4. 2026-06-16
   days on market $245,000 Active 21 DOM
5. 2026-06-15
   days on market $245,000 Active 20 DOM
6. 2026-06-13
   days on market $245,000 Active 18 DOM
7. 2026-06-13
   days on market $245,000 Active 17 DOM
8. 2026-06-09
   days on market $245,000 Active 14 DOM
9. 2026-06-08
   days on market $245,000 Active 13 DOM
10. 2026-06-07
    pricedays on market $245,000 Active 12 DOM
11. 2026-06-03
    days on market $255,000 Active 8 DOM
12. 2026-06-02
    days on market $255,000 Active 7 DOM
13. 2026-06-01
    days on market $255,000 Active 6 DOM
14. 2026-05-31
    days on market $255,000 Active 5 DOM
15. 2026-05-21
    historical $255,000
16. 2023-01-06
    soldstatus $162,000 Closed 1835-char remark

    Show marketing remark (1835 chars)

    Look no further. Welcome to this beautiful, quiet street in the 55+ Senior Community in the Village of Neshaminy Falls. The lovely covered porch is ideal to enjoy your morning coffee. Upon entering the house you make way into a spacious living room with a coat closet. To the right of the living room is the primary bedroom with a large closet including your own full bath with a garden tub and vanity. When leaving the living room you enter into the kitchen. The kitchen has open cabinets up top to display your dishes, glassware and collectibles. The lower cabinets can be used for all your additional items, and the pantry is more than adequate for all your storage. The kitchen includes range, stainless steel range hood, refrigerator, dish washer, and counter top microwave. The dining room is off of the kitchen that leads into the sunroom with a bump out and sliding glass doors to the sizable deck. Fire up the grill, sit back and enjoy the evening on your deck. The second full bath will have a brand new walk in shower, and is also where your washer and dryer are located. The Village of Neshaminy Falls has a beautiful clubhouse with a game room, including billiards, a library, exercise room, and community pool. The clubhouse has a lovely hall that can be rented for your special occasions that has a fully equipped kitchen. The community has many clubs or groups that you can join like playing cards, bingo, arts and crafts, as well as social functions for community get togethers. The Social Group has trips like cruises and bus trips to so many beautiful destinations that are an absolute must do. The Village is convenient to Rt 309 to the PA Turnpike, as well as several supermarkets, restaurants and the Montgomery Mall. Don't wait too long to become a part of this heartwarming community. Make this house your home!

17. 2022-10-25
    status Pending 1835-char remark

    Show marketing remark (1835 chars)

    Look no further. Welcome to this beautiful, quiet street in the 55+ Senior Community in the Village of Neshaminy Falls. The lovely covered porch is ideal to enjoy your morning coffee. Upon entering the house you make way into a spacious living room with a coat closet. To the right of the living room is the primary bedroom with a large closet including your own full bath with a garden tub and vanity. When leaving the living room you enter into the kitchen. The kitchen has open cabinets up top to display your dishes, glassware and collectibles. The lower cabinets can be used for all your additional items, and the pantry is more than adequate for all your storage. The kitchen includes range, stainless steel range hood, refrigerator, dish washer, and counter top microwave. The dining room is off of the kitchen that leads into the sunroom with a bump out and sliding glass doors to the sizable deck. Fire up the grill, sit back and enjoy the evening on your deck. The second full bath will have a brand new walk in shower, and is also where your washer and dryer are located. The Village of Neshaminy Falls has a beautiful clubhouse with a game room, including billiards, a library, exercise room, and community pool. The clubhouse has a lovely hall that can be rented for your special occasions that has a fully equipped kitchen. The community has many clubs or groups that you can join like playing cards, bingo, arts and crafts, as well as social functions for community get togethers. The Social Group has trips like cruises and bus trips to so many beautiful destinations that are an absolute must do. The Village is convenient to Rt 309 to the PA Turnpike, as well as several supermarkets, restaurants and the Montgomery Mall. Don't wait too long to become a part of this heartwarming community. Make this house your home!

18. 2022-10-18
    listed $157,000 Active 1835-char remark

    Show marketing remark (1835 chars)

    Look no further. Welcome to this beautiful, quiet street in the 55+ Senior Community in the Village of Neshaminy Falls. The lovely covered porch is ideal to enjoy your morning coffee. Upon entering the house you make way into a spacious living room with a coat closet. To the right of the living room is the primary bedroom with a large closet including your own full bath with a garden tub and vanity. When leaving the living room you enter into the kitchen. The kitchen has open cabinets up top to display your dishes, glassware and collectibles. The lower cabinets can be used for all your additional items, and the pantry is more than adequate for all your storage. The kitchen includes range, stainless steel range hood, refrigerator, dish washer, and counter top microwave. The dining room is off of the kitchen that leads into the sunroom with a bump out and sliding glass doors to the sizable deck. Fire up the grill, sit back and enjoy the evening on your deck. The second full bath will have a brand new walk in shower, and is also where your washer and dryer are located. The Village of Neshaminy Falls has a beautiful clubhouse with a game room, including billiards, a library, exercise room, and community pool. The clubhouse has a lovely hall that can be rented for your special occasions that has a fully equipped kitchen. The community has many clubs or groups that you can join like playing cards, bingo, arts and crafts, as well as social functions for community get togethers. The Social Group has trips like cruises and bus trips to so many beautiful destinations that are an absolute must do. The Village is convenient to Rt 309 to the PA Turnpike, as well as several supermarkets, restaurants and the Montgomery Mall. Don't wait too long to become a part of this heartwarming community. Make this house your home!

19. 2021-08-02
    soldstatus $139,900 Closed 780-char remark

    Show marketing remark (780 chars)

    Great location within the Community of Neshaminy Falls. Park off to the side of this home and enter into a somewhat private covered porch with a surrounding brick wall. Enter into a large living room space with cathedral ceiling. Your full eat-in kitchen with breakfast bar also includes major appliances with a food pantry and is open to the dining area and den. The spacious den has a charming, bump out and a huge closet for extra storage space. Retreat to the outside via a sliding glass door from the den onto a wooden deck for evening gatherings. Sizable bedrooms are on opposite sides of this home with bathrooms close by. This home is one of the larger units in the community and, with great potential, can be easily updated to your own taste. Come see and make an offer!

20. 2021-07-09
    status Pending 780-char remark

    Show marketing remark (780 chars)

    Great location within the Community of Neshaminy Falls. Park off to the side of this home and enter into a somewhat private covered porch with a surrounding brick wall. Enter into a large living room space with cathedral ceiling. Your full eat-in kitchen with breakfast bar also includes major appliances with a food pantry and is open to the dining area and den. The spacious den has a charming, bump out and a huge closet for extra storage space. Retreat to the outside via a sliding glass door from the den onto a wooden deck for evening gatherings. Sizable bedrooms are on opposite sides of this home with bathrooms close by. This home is one of the larger units in the community and, with great potential, can be easily updated to your own taste. Come see and make an offer!

21. 2021-07-08
    historical 780-char remark

    Show marketing remark (780 chars)

    Great location within the Community of Neshaminy Falls. Park off to the side of this home and enter into a somewhat private covered porch with a surrounding brick wall. Enter into a large living room space with cathedral ceiling. Your full eat-in kitchen with breakfast bar also includes major appliances with a food pantry and is open to the dining area and den. The spacious den has a charming, bump out and a huge closet for extra storage space. Retreat to the outside via a sliding glass door from the den onto a wooden deck for evening gatherings. Sizable bedrooms are on opposite sides of this home with bathrooms close by. This home is one of the larger units in the community and, with great potential, can be easily updated to your own taste. Come see and make an offer!

22. 2021-07-06
    status Active 780-char remark

    Show marketing remark (780 chars)

    Great location within the Community of Neshaminy Falls. Park off to the side of this home and enter into a somewhat private covered porch with a surrounding brick wall. Enter into a large living room space with cathedral ceiling. Your full eat-in kitchen with breakfast bar also includes major appliances with a food pantry and is open to the dining area and den. The spacious den has a charming, bump out and a huge closet for extra storage space. Retreat to the outside via a sliding glass door from the den onto a wooden deck for evening gatherings. Sizable bedrooms are on opposite sides of this home with bathrooms close by. This home is one of the larger units in the community and, with great potential, can be easily updated to your own taste. Come see and make an offer!

23. 2021-06-22
    status Pending 780-char remark

    Show marketing remark (780 chars)

    Great location within the Community of Neshaminy Falls. Park off to the side of this home and enter into a somewhat private covered porch with a surrounding brick wall. Enter into a large living room space with cathedral ceiling. Your full eat-in kitchen with breakfast bar also includes major appliances with a food pantry and is open to the dining area and den. The spacious den has a charming, bump out and a huge closet for extra storage space. Retreat to the outside via a sliding glass door from the den onto a wooden deck for evening gatherings. Sizable bedrooms are on opposite sides of this home with bathrooms close by. This home is one of the larger units in the community and, with great potential, can be easily updated to your own taste. Come see and make an offer!

24. 2021-06-10
    listed $139,900 Active 780-char remark

    Show marketing remark (780 chars)

    Great location within the Community of Neshaminy Falls. Park off to the side of this home and enter into a somewhat private covered porch with a surrounding brick wall. Enter into a large living room space with cathedral ceiling. Your full eat-in kitchen with breakfast bar also includes major appliances with a food pantry and is open to the dining area and den. The spacious den has a charming, bump out and a huge closet for extra storage space. Retreat to the outside via a sliding glass door from the den onto a wooden deck for evening gatherings. Sizable bedrooms are on opposite sides of this home with bathrooms close by. This home is one of the larger units in the community and, with great potential, can be easily updated to your own taste. Come see and make an offer!

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: +$1,304/yr (+$109/mo · 103.2%)

ⓘ 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: $25,550
• − Mortgage interest: −$13,724
• − Property taxes: −$1,263
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$7,127
• Taxable loss: −$1,878
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $2,729/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 — Montgomeryville

• Score: 77/100
• State rank: #327
• US rank: #2871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 712,331 people
• City population: 288
• 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

+82.3% since first listed

10 events — show timeline

• 2026-05-21 Coming Soon $255,000 BRIGHT MLS
• 2023-01-06 Sold (MLS) $162,000 BRIGHT MLS
• 2022-10-25 Pending — BRIGHT MLS
• 2022-10-18 Listed $157,000 BRIGHT MLS
• 2021-08-02 Sold (MLS) $139,900 BRIGHT MLS
• 2021-07-09 Pending — BRIGHT MLS
• 2021-07-08 Listing Removed — BRIGHT MLS
• 2021-07-06 Relisted — BRIGHT MLS
• 2021-06-22 Pending — BRIGHT MLS
• 2021-06-10 Listed $139,900 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $1,263 · +6.8% YoY. Source: county tax records.