613 Stream View Dr · Montgomeryville, PA 19454

$60,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 14 Days on market

Built 1983 $50/sqft · 68% below area ↓ 59% since listing

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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 +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This double-wide manufactured home presents a unique opportunity for an owner-occupant willing to take on a significant renovation project. The property is not in the best condition and will require extensive repairs and updates throughout, including major systems and interior finishes. Due to community or ownership restrictions, this home is not available for purchase by investors and must be owner-occupied. Buyers should be prepared for a cash purchase or specialized financing, as the condition may not meet traditional lending requirements. With the right vision and effort, this property could be transformed into a comfortable residence in a desirable location. A few of the photos have been AI enhanced to show what can be done!!

Key facts

• 2 parking spots
• Community pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 30.7% vs local median 2.6% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

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 $60,000

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. 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.
3. 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.
4. 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: 3.52% ✓
• Cap rate: 30.73%
• Cash-on-cash: 87.28%
• DSCR: 4.88
• GRM: 2.4

CMA / ARV

• ARV (median comp): $185,273
• List price: $60,000
• Delta: -67.62%
• 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: 89.7%
• Equity multiple: 5.27×
• Total profit: $71,657
• Equity at exit: $8,946

10-year hold

• IRR: 93.0%
• Equity multiple: 11.58×
• Total profit: $177,671
• Equity at exit: $5,188

Cash invested: $16,800 (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 19454

• Rents YoY: 4.6%
• Active inventory: 100
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$315
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,222

Break-even live

Break-even rent $567

Max offer price $60,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,256	-5% $1,239	+0% $1,222	+5% $1,205	+10% $1,188
Rent	-10% $1,055	-5% $1,138	+0% $1,222	+5% $1,305	+10% $1,389
Rate	-1.0pp $1,252	-0.5pp $1,237	base $1,222	+0.5pp $1,206	+1.0pp $1,191

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.95mi
2408 Adams Ct Unit 2408 North Wales, PA	2.0	2.0	970	$1,900	$1.96	2d	1	1.24mi
204 Livingston Ct North Wales, PA	3.0	1.5	1281	$2,500	$1.95	2d	1	1.36mi
1401 Morris Ct North Wales, PA	2.0	2.0	932	$2,100	$2.25	20d	1	1.37mi
1202 Braxton Ct #1202 North Wales, PA	2.0	2.0	932	$1,875	$2.01	44d	1	1.39mi
1003 Thornton Ct North Wales, PA	2.0	2.0	991	$2,000	$2.02	11d	1	1.40mi

Listing history 9 events

1. 2026-05-05
   status Pending 740-char remark

   Show marketing remark (740 chars)

   This double-wide manufactured home presents a unique opportunity for an owner-occupant willing to take on a significant renovation project. The property is not in the best condition and will require extensive repairs and updates throughout, including major systems and interior finishes. Due to community or ownership restrictions, this home is not available for purchase by investors and must be owner-occupied. Buyers should be prepared for a cash purchase or specialized financing, as the condition may not meet traditional lending requirements. With the right vision and effort, this property could be transformed into a comfortable residence in a desirable location. A few of the photos have been AI enhanced to show what can be done!!

2. 2026-04-21
   listed $60,000 Active 740-char remark

   Show marketing remark (740 chars)

   This double-wide manufactured home presents a unique opportunity for an owner-occupant willing to take on a significant renovation project. The property is not in the best condition and will require extensive repairs and updates throughout, including major systems and interior finishes. Due to community or ownership restrictions, this home is not available for purchase by investors and must be owner-occupied. Buyers should be prepared for a cash purchase or specialized financing, as the condition may not meet traditional lending requirements. With the right vision and effort, this property could be transformed into a comfortable residence in a desirable location. A few of the photos have been AI enhanced to show what can be done!!

3. 2021-12-27
   soldstatus $121,000 Closed 726-char remark

   Show marketing remark (726 chars)

   Affordable living in a park like setting yet right in the heart of Montgomery County. This Age Qualified Association offers Heated Swimming Pool, Fitness Center, Billards, Numerous clubs and sporting activities, and a library. The community fee includes land taxes, private streets, sewer fees, trash collection, recycling, bus trips, on-site management and membership to the private clubhouse full of amenities! The home offers 3 parking spaces, a shed, covered front porch and an oversized living space with a dramatic cathedral ceiling. The extra large main bedroom has a master bath and a large walk-in closet. All new appliances (Refrigerator, washer & dryer) are included! Call today to schedule your private tour!

4. 2021-12-13
   status Pending 726-char remark

   Show marketing remark (726 chars)

   Affordable living in a park like setting yet right in the heart of Montgomery County. This Age Qualified Association offers Heated Swimming Pool, Fitness Center, Billards, Numerous clubs and sporting activities, and a library. The community fee includes land taxes, private streets, sewer fees, trash collection, recycling, bus trips, on-site management and membership to the private clubhouse full of amenities! The home offers 3 parking spaces, a shed, covered front porch and an oversized living space with a dramatic cathedral ceiling. The extra large main bedroom has a master bath and a large walk-in closet. All new appliances (Refrigerator, washer & dryer) are included! Call today to schedule your private tour!

5. 2021-12-02
   status Active 726-char remark

   Show marketing remark (726 chars)

   Affordable living in a park like setting yet right in the heart of Montgomery County. This Age Qualified Association offers Heated Swimming Pool, Fitness Center, Billards, Numerous clubs and sporting activities, and a library. The community fee includes land taxes, private streets, sewer fees, trash collection, recycling, bus trips, on-site management and membership to the private clubhouse full of amenities! The home offers 3 parking spaces, a shed, covered front porch and an oversized living space with a dramatic cathedral ceiling. The extra large main bedroom has a master bath and a large walk-in closet. All new appliances (Refrigerator, washer & dryer) are included! Call today to schedule your private tour!

6. 2021-11-24
   status Pending 726-char remark

   Show marketing remark (726 chars)

   Affordable living in a park like setting yet right in the heart of Montgomery County. This Age Qualified Association offers Heated Swimming Pool, Fitness Center, Billards, Numerous clubs and sporting activities, and a library. The community fee includes land taxes, private streets, sewer fees, trash collection, recycling, bus trips, on-site management and membership to the private clubhouse full of amenities! The home offers 3 parking spaces, a shed, covered front porch and an oversized living space with a dramatic cathedral ceiling. The extra large main bedroom has a master bath and a large walk-in closet. All new appliances (Refrigerator, washer & dryer) are included! Call today to schedule your private tour!

7. 2021-11-13
   price $129,900 726-char remark

   Show marketing remark (726 chars)

   Affordable living in a park like setting yet right in the heart of Montgomery County. This Age Qualified Association offers Heated Swimming Pool, Fitness Center, Billards, Numerous clubs and sporting activities, and a library. The community fee includes land taxes, private streets, sewer fees, trash collection, recycling, bus trips, on-site management and membership to the private clubhouse full of amenities! The home offers 3 parking spaces, a shed, covered front porch and an oversized living space with a dramatic cathedral ceiling. The extra large main bedroom has a master bath and a large walk-in closet. All new appliances (Refrigerator, washer & dryer) are included! Call today to schedule your private tour!

8. 2021-10-20
   price $134,900 726-char remark

   Show marketing remark (726 chars)

   Affordable living in a park like setting yet right in the heart of Montgomery County. This Age Qualified Association offers Heated Swimming Pool, Fitness Center, Billards, Numerous clubs and sporting activities, and a library. The community fee includes land taxes, private streets, sewer fees, trash collection, recycling, bus trips, on-site management and membership to the private clubhouse full of amenities! The home offers 3 parking spaces, a shed, covered front porch and an oversized living space with a dramatic cathedral ceiling. The extra large main bedroom has a master bath and a large walk-in closet. All new appliances (Refrigerator, washer & dryer) are included! Call today to schedule your private tour!

9. 2021-09-30
   listed $144,900 Active 726-char remark

   Show marketing remark (726 chars)

   Affordable living in a park like setting yet right in the heart of Montgomery County. This Age Qualified Association offers Heated Swimming Pool, Fitness Center, Billards, Numerous clubs and sporting activities, and a library. The community fee includes land taxes, private streets, sewer fees, trash collection, recycling, bus trips, on-site management and membership to the private clubhouse full of amenities! The home offers 3 parking spaces, a shed, covered front porch and an oversized living space with a dramatic cathedral ceiling. The extra large main bedroom has a master bath and a large walk-in closet. All new appliances (Refrigerator, washer & dryer) are included! Call today to schedule your private tour!

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 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: $25,362
• − Mortgage interest: −$3,361
• − Property taxes: −$1,297
• − Insurance: −$300
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$1,745
• Taxable income: $14,601
• Est. tax owed @ 24.0%: −$3,504
• After-tax cash flow: $11,159/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

-58.6% since first listed

9 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-21 Listed $60,000 BRIGHT MLS
• 2021-12-27 Sold (MLS) $121,000 BRIGHT MLS
• 2021-12-13 Pending — BRIGHT MLS
• 2021-12-02 Relisted — BRIGHT MLS
• 2021-11-24 Pending — BRIGHT MLS
• 2021-11-13 Price Changed $129,900 BRIGHT MLS
• 2021-10-20 Price Changed $134,900 BRIGHT MLS
• 2021-09-30 Listed $144,900 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $1,297 · +6.8% YoY. Source: county tax records.